Planning in West Berkshire

Health and Wellbeing

Development proposals will be required to promote, support and enhance positive mental and physical health and wellbeing and thus contribute to reducing health inequalities. Where any potential adverse impacts are identified, they will need to be addressed and mitigated in an appropriate manner. Proposals for development should support healthy lifestyles, including through the use of active design principles. Where appropriate, the provision of new or improved health facilities will be required as part of new development, proportionate to the additional demand that they would generate. Proposals for major development, or other development likely to have a potentially significant impact on the health and wellbeing of the local

Development on Existing Educational and Institutional Sites in the Countryside

Development at existing educational and institutional sites in the countryside will be supported provided it complies with the following criteria: a. It is demonstrated to the satisfaction of the Council that such development is necessary to meet the reasonable needs and operational requirements of existing educational and institutional establishments; b. There are no existing buildings that are available and suitable, including locationally, that could reasonably be used to accommodate the proposal; c. It is proportionate to the size and nature of the existing establishment; d. Any proposals are appropriate in terms of siting, scale, form, massing, character and appearance, having regard to the local environment and setting within the wider landscape. Development should positively reinforce local distinctiveness; e. Any new buildings are located adjoining existing buildings or within or adjoining an existing group of buildings unless otherwise justified for operational reasons; f. It does not harm the significance of a heritage asset or its setting or assets of archaeological interest in the area; and g. It would not generate traffic of a type or amount inappropriate for the rural roads, byways or restricted byways, affected by the proposal or require improvements to these roads, byways or restricted byways which could be detrimental to their rural character.

Local Community Facilities

Development proposals for new and/or expanded provision of local community facilities will be supported where the proposal complies with the following criteria: a. A local need can be demonstrated; b. It is accessible and inclusive to the local community it is intended to serve; c. It is of a high quality design and proportionate in scale to the local area; d. It has been subject to prior meaningful local community engagement; and e. Appropriate consideration has been given to the use of shared spaces, the re-use and/or redevelopment of existing buildings within the local community. Proposals which would result in the loss of an existing local community facility will only be permitted where it can be clearly demonstrated that: i. It is no longer viable to retain the facility in its current use; or ii. The facility is no longer needed and any need arising from its loss can be accommodated within easily accessible existing facilities, or iii. To outweigh the loss of the existing facility, the proposal will deliver equivalent or, where possible, greater community benefit which is easily accessible to the community it is intended to serve. The Council will support local communities who seek to provide and/or retain local community facilities through the Community Rights agenda.

Public Open Space

Proposals for residential development of 10 dwellings or more will be required to provide high quality public open space. Wherever possible, on-site provision will be made to a standard of 3 – 4.3ha per thousand population. Where more appropriate to the circumstances of the site or the open space requirements, off-site provision or a financial contribution in lieu of provision will be considered. Particular regard will be given to; a. The location, size, condition and nature of the land; b. The attractiveness, interest, multifunctionality, inclusivity and safety of the design, layout and facilities; c. The suitability of the site for an appropriate range of recreational activities both formal and informal, including whether there is undue fragmentation into small areas which would limit their recreational value and potential; d. The potential impact it has on protected sites or species and the contribution it makes to achieving biodiversity net gain; e. The avoidance of undue disturbance or harm to the amenity of adjoining residents and landowners through the design and layout of the space and distribution of activities within it; f. Its easy and safe accessibility from adjoining development areas by foot and cycle, and where necessary, public transport; and g. Whether the provision meets anticipated demands for participation now and in the future having regard to any national or Council strategies on leisure and sports provision.

Health and Wellbeing

Development proposals will be required to promote, support and enhance positive mental and physical health and wellbeing and thus contribute to reducing health inequalities. Where any potential adverse impacts are identified, they will need to be addressed and mitigated in an appropriate manner. Proposals for development should support healthy lifestyles, including through the use of active design principles. Where appropriate, the provision of new or improved health facilities will be required as part of new development, proportionate to the additional demand that they would generate. Proposals for major development, or other development likely to have a potentially significant impact on the health and wellbeing of the local population or particular groups within it in relation to either the nature of the use proposed and/or its location in relation to other uses, should be accompanied by a fit for purpose Health Impact Assessment (HIA) in accordance with the current guidance from Public Health England. The level of information required should be proportionate to the scale and nature of the development proposed. The purpose of the HIA is to assess any health impacts, positive or negative, that may arise from the proposed development and it should show how any potential health risks can be avoided or minimised, with particular emphasis on disadvantaged sections of communities that may be affected. Development proposals should demonstrate how the conclusions of the HIA have been taken into account in the design of the scheme. Development that would have an unacceptable impact on the health or wellbeing of existing or new communities will not be permitted.

New Stocks Farm, Paices Hill, Aldermaston

Proposals for this site should: a. Replace 8 existing transit pitches on the south east part of the New Stocks Farm site with 8 permanent pitches; b. Be accessed from the existing access; c. Demonstrate appropriate safeguards to prevent the pollution of ground and surface water; d. Provide a Sustainable Urban Drainage assessment; e. Have due regard to the provisions of policy DM20 Gypsies, Travellers and Travelling Showpeople; and f. The site shall only be occupied by those persons who meet the definition of Gypsies and Travellers, as outlined in the Planning Policy for Traveller Sites.

Long Copse Farm, Enborne

Proposals for this site should: a. Provide a design, layout and siting plan together with a full detailed Landscape and Visual Impact Assessment (LVIA); b. Provide a landscaping scheme to conserve and enhance the existing trees, hedgerows and woodland which should demonstrate how it would assist in breaking up and screening the built area and the area along the road access to the site; c. Include a Transport Assessment identifying the highway improvements to Wheatlands Lane to be agreed with the Highways Authority, including achieving appropriate sight lines at the existing access point to Wheatlands Lane and road widening or passing places east of the site; d. Include an Ecological Impact Assessment (EcIA). Appropriate avoidance and mitigation measures will be required to be implemented to ensure any designated sites and/or protected habitats and/or species will not be adversely affected; e. Provide an appropriate buffer of at least 15m between the development and the Ancient Woodland at Long Copse Wood., The precise buffer will be determined through detailed assessment and design when proposals are submitted for development. A 10m woodland buffer along the northern and western boundaries of the site to link to Long Copse Wood and tree planting along the southern boundary of the site should also be provided. These must be in place before the occupation of the site; f. Locate the plots and associated development infrastructure together closely relating to the existing buildings at Long Copse Farm and to minimise impact on existing residential properties; g. Provide a layout showing the residential, maintenance and storage activities proposed on the site; h. Demonstrate appropriate safeguards to prevent the pollution of ground and surface water; i. Provide a Sustainable Urban Drainage assessment; j. Have due regard to the provisions of policy DM20 Gypsies, Travellers and Travelling Showpeople; k. A minimum 5 metre buffer zone will be provided and maintained between the watercourse running through the site and any proposed plots; and l. The site lies within a Mineral Safeguarding Area and so consideration of policy 9 of the West Berkshire Minerals and Waste Local Plan will be required. The site shall only be occupied by those persons who meet the definition of Travelling Showpeople, as outlined in the Planning Policy for Traveller Sites.

Design Quality

New development will be required to strengthen a sense of place through high quality locally distinctive design and place shaping. This will enable healthy place making, creating places that are better for people, taking opportunities available for conserving and enhancing the character, appearance and quality of an area and the way it functions. Development proposals will be expected to show how they have responded positively to both national and local design guidance. At a national level this includes the characteristics of a well-designed place as set out in the National Design Guide (2021), or as superseded, and at a local level, this includes neighbourhood plans, design guides or codes and relevant community planning documents that identify the local character and distinctiveness of an area which is valued by local communities. For new development to comply with the National Design Guide and be of the highest possible design quality, proposals for new development should demonstrate a positive response to the following characteristics of a well-designed place: a. Context – Proposals for new development should enhance the surroundings by beginning with an understanding of an area's existing character and context and its design should evolve from West Berkshire's high quality and diverse landscape character and rich built and cultural heritage. b. Identity – New development should be attractive and distinctive, complementing and enhancing existing areas, using architectural distinctiveness (through both the quality and choice of construction materials and techniques) and high quality design, to reinforce local identity and to create a sense of place; one that is successful and enjoyed. Architectural design should be appropriate and sympathetic to the setting, in terms of height, massing, scale, proportions, roof form, materials, night and day visibility, elevation, vernacular detailing (where relevant), hard and soft landscaping, curtilage and boundary treatment. c. Built form – All forms of development should be designed appropriately in terms of nature, location and scale. When assessing an application consideration will be given to the impact of the scheme taking into account existing approved and proposed development in the same locality and considering the cumulative impact of development over time. d. Movement – Proposals will be designed to enhance the way an area functions in practical terms through a mix of land uses, by ensuring the development is well connected, accessible, safe and easy for people to find their way through and around. e. Nature – Development will be designed to strengthen green infrastructure in accordance with policy SP10 and should include arrangements for its long term maintenance and management. Design proposals will create habitats and select species that are locally characteristic, taking opportunities to design wildlife habitats into the fabric of buildings and enhance wildlife connectivity in accordance with policy SP11. f. Public spaces – A sense of place can be created through a full understanding of how new development contributes to the character of an area and adapting design techniques to create places that feel safe, and secure; places that feel inclusive and people enjoy using; places that promote physical activity, enhance social connections and strengthened mental health; and places that people can identify with and can take pride in or responsibility for their upkeep. Development will be comprehensive at a human scale using gateways, focal points and landmarks as appropriate. Landscape treatment, street furniture and infrastructure will be of the highest quality and have a clear purpose. Opportunities for the integration of high quality public art will be considered. Opportunities for the planting of trees and other soft landscaping will be maximised. g. Uses – New development will help to create more sustainable and socially inclusive places by contributing towards the provision of a mix of uses that support everyday activities including living, working and playing; and by delivering an integrated mix of tenures and housing types. h. Homes and buildings – New development should be designed to be functional, healthy and sustainable, and all residential development should comply with the nationally described space standards, as set out in the Technical Housing Standards (2015) or as superseded. New development should provide a high quality of amenity and privacy for occupants of the development and neighbouring properties and land, having regard to overlooking, access to natural sunlight, outlook and amenity space, in line with policy DM30. Development will be designed to provide appropriate open space provision in terms of amount, layout and location in accordance with policy DM40. i. Resources – New development should respond positively to the challenge of climate change and be designed for climate resilience, including maximising the efficient use of sustainable technologies, resources, materials, solar gain, in accordance with policy SP5. New development should be designed to include the provision of high quality, secure, accessible and where possible integrated storage for general and recycling waste, heating fuel, and transport related equipment. j. Lifespan – New development should be made to last and able to adapt to changing future needs and technologies over time. New waterside development adjacent to the Kennet & Avon Canal should seek to positively address the water, integrate the towing path and open up access to the water, link the waterside space to the water, make use of the water itself, incorporate access improvements, engage with the benefits of being by the water, and reflect the scale of the local waterway to the wider neighbourhood. In accordance with policy SP6, where practicable and appropriate, any development should include an undeveloped buffer zone of 10m on both sides of the Canal.

Development within AWE

Development within the site boundaries of the Aldermaston and Burghfield Atomic Weapons Establishments (AWE) will be supported where it directly sustains the functioning of each of the AWE sites as Government research and defence establishments.

RAF Welford and Denison Barracks

Development within the site boundary of RAF Welford and/or Denison Barracks will be supported where it directly sustains the functioning of these defence establishments. Development in the areas around RAF Welford and/or Denison Barracks will not be supported where it would adversely affect the defence related operation or capability of these sites and/or the safety and wellbeing of those within the relevant statutory safeguarding zones.

Sustaining a Prosperous Rural Economy

Development proposals that contribute to sustaining a prosperous rural economy will be encouraged. To support the rural economy, proposals for economic development in the countryside will only be permitted where they satisfy the following criteria: a. The proposals demonstrate that the business can make a positive contribution to the rural economy; b. The use/development is suitable for a rural location; c. The proposals are compatible with uses in the surrounding area; d. Where new buildings are proposed the landowner has not disposed of, or converted, any buildings to a residential use in the previous 3 years which could have met the needs of the development proposed; e. Any proposals are of a high quality design, are appropriate in terms of siting, scale, form, massing, character and appearance having regard to the surrounding rural area and its setting in the wider rural landscape; f. New or replacement buildings are located within or adjoining an existing group of buildings and further expansion into the open countryside is avoided; g. It would not generate traffic of a type or amount inappropriate for the rural roads, byways or restricted byways affected by the proposal or require improvements to these roads, byways, or restricted byways which could be detrimental to their character and use by motorised and non-motorised traffic; h. It would not have a detrimental effect on the fabric, character and setting of historic buildings or other heritage assets; and i. Appropriate proposals which make more efficient use of previously developed land will be encouraged. Insofar as a planning application is required, proposals resulting in the loss of existing business sites and premises in the countryside, will only be permitted where the applicant can demonstrate that no alternative economic use can be found, and that the proposal does not have a significant negative impact upon the vitality and viability of the local economy of the surrounding rural area.

Farm Diversification

Proposals relating to the diversification of existing farms in the countryside will be supported where the proposal complies with the following criteria: a. The use/development is suitable for a rural location; b. It does not cause severance or disruption to the existing business and it is demonstrated that the development can make a long-term contribution to sustaining the farm business as a whole; c. Diversification activities remain subsidiary to the agricultural operation, in terms of physical scale and environmental impact; d. It re-uses or replaces existing buildings wherever possible. Where this is not feasible, new development should be related physically and functionally to existing buildings; e. When new buildings are proposed, the business has not disposed of a building or converted one to a residential use in the previous 3 years which could have met the need of the development proposed; f. It is of a high quality design, appropriate in scale, bulk, form, impact and siting to the character and local distinctiveness of the surrounding rural area and its setting in the wider rural landscape; g. The use of materials is appropriate within the local architectural context; h. Any internal and external changes do not harm the significance of a heritage asset in accordance with policies SP9 and DM11; i. It would not cause unacceptable levels of disturbance, nuisance or environmental harm to nearby properties or other adjacent land uses by noise, smell, dust, pollution, lighting or operations at unreasonable hours; and j. It does not generate traffic of a type or amount inappropriate for the rural roads affected by the proposal or require improvements to these roads which could be detrimental to their rural character.

Equestrian and Horseracing Industry

Equestrian Development Proposals for all equestrian development that help to strengthen the rural economy and increase opportunities for people to enjoy the countryside in a sustainable way, will be supported. Proposals for the development of equestrian facilities, whether domestic or commercial, will be permitted where they satisfy the following criteria: a. Is appropriate in terms of siting, scale, massing, character and appearance and level of activity; b. Re-uses existing buildings wherever feasible and viable; c. Where new buildings are proposed there are no existing buildings within the site or in proximity that might reasonably be used instead of the proposal, and no buildings have been disposed of, or converted to a residential use in the previous 3 years which could have met the needs of the development proposed; d. Locates new buildings, stables, yard areas and facilities adjacent to existing buildings provided they respect the amenities and activities of surrounding properties and uses; e. Responds positively to the character of the landscape, its historic context and its setting in the wider landscape; f. Is well located to existing utilities and transport infrastructure, including vehicular and field access, tracks and bridleways; g. Provides new or supplementary landscape features including planting and hard landscape features and boundary treatments, consistent with local character; h. Does not have an adverse detrimental impact on the amenity of neighbouring properties and the wider local area by reason of noise, lighting, smell, dust, nutrient pollution, overlooking, or other general disturbance; i. Demonstrates appropriate safeguards to prevent the pollution of ground and surface water; and j. It would not generate traffic of a type or amount inappropriate for the rural roads, byways or restricted byways affected by the proposal or require improvements to these roads, byways, or restricted byways which could be detrimental to their rural character and/or use by motorised and non-motorised traffic. In all cases, proposals will be expected to demonstrate the adequate provision of land to allow for the proper care of horses, including stabling, grazing and exercise, having regard to the Equine Industry Welfare Guidelines, the British Horse Society standards or the British Horseracing Authority as appropriate. Particular consideration will be given to the cumulative effects of proposals on the local area and the wider landscape and environment. North Wessex Downs National Landscape Horseracing Industry Whilst conserving environmental quality and countryside character, the horseracing industry in the National Landscape will be protected, and its sensitive growth will be allowed for.

Designated Employment Areas

Designated Employment Areas (DEA), as defined on the Policies Map and listed in Appendix 4, are specific locations designated for business uses (office, industry, storage and distribution). These areas are safeguarded for such uses and for the role they play in meeting the future economic needs of the District. The redevelopment and regeneration of land within DEAs to provide additional business development that meets the needs of the District will be supported. Proposals for appropriate alternative employment generating uses which support and complement the primary function of DEAs will be considered favourably, subject to the application of the sequential test if required. New office proposals located within a DEA will not be required to satisfy the sequential test. Development which, either individually or cumulatively, would undermine the integrity or function of the DEA will not be permitted.

Development within AWE

Development within the site boundaries of the Aldermaston and Burghfield Atomic Weapons Establishments (AWE) will be supported where it directly sustains the functioning of each of the AWE sites as Government research and defence establishments.

Land east of Colthrop Industrial Estate, Thatcham

The site, as shown on the indicative map, will be developed in accordance with the following parameters: a. The provision of approximately 20,400 square metres of employment floorspace for B2 and/or B8 uses across the site; b. Access to the site will be provided from the A4; c. Measures will be provided to mitigate the impact of development on the local road network. A Transport Assessment will be required; d. The development design and layout will be in accordance with policy SP7, and be further informed by a full detailed Landscape and Visual Impact Assessment (LVIA). The design and layout should also take into account the site's position as a gateway into Thatcham, tree planting within the site, building design including colour scheme and suitable roof treatments, and the presence of overhead power lines; e. Buildings should be set back from the A4/Bath Road and the eastern site boundary to allow for a tree planted landscape buffer, extending the existing wooded edge of Colthrop Industrial Estate and to help mitigate any visual impact on the wider landscape to the east; f. Development will be informed by a Tree Survey due to the presence of TPOs on the western side of the site; g. Development will be informed by a Flood Risk Assessment, which will include appropriate flood mitigation measures, including SuDS; h. Development will be informed by an Ecological Impact Assessment (EcIA). Appropriate avoidance and mitigation measures will need to be implemented, to ensure any designated sites and/or protected habitats and/or species are not adversely affected. Such mitigation will include external lighting design; i. The site lies within a Mineral Safeguarding Area and so consideration of policy 9 of the West Berkshire Minerals and Waste Local Plan will be required. Consideration of extraction prior to any development would be encouraged; j. Development will be informed by an archaeological desk based assessment as a minimum and field evaluation if required to assess the historic environment potential of the site; k. Development will be informed by a desk based assessment (as a minimum) detailing the likelihood and extent of land contamination, followed by, where necessary, an intrusive investigation and undertaking of appropriate remediation measures. Further monitoring may be required depending on the nature of contamination and remediation; and l. The development design will respond positively to the challenge of climate change and be designed for climate resilience, including maximising the efficient use of sustainable technologies, resources, materials and solar gain, in accordance with policy SP5.

Land west of Ramsbury Road, Membury Industrial Estate, Lambourn Woodlands

The site, as shown on the indicative map, will be developed in accordance with the following parameters: a. The provision of approximately 10,390 square metres of employment floorspace for B2 and/or B8 uses; b. Access to the site will be provided from Ramsbury Road; c. Measures will be provided to mitigate the impact of development on the local road network. A Transport Assessment will be required; d. Measures will be included to improve accessibility by, and encourage use of, non-car transport modes. These measures will be set out in a Travel Plan; e. The scheme will be developed in accordance with the Landscape Sensitivity and Capacity Assessment (2021) for Land west of Ramsbury Road - LAM6 and will include the following measures: i. Development should be limited to the area shown on the indicative map; ii. A landscape buffer should be created and retained, as shown on the indicative map. The buffer should be planted as native woodland between the developable area and Ramsbury Road. Woodland areas should include native trees and shrubs, and to include some fast growing tree species as part of early planting; iii. The height of buildings should be limited so they do not protrude above the treeline of the tree belt to the west as would be visible from Ramsbury Road; iv. Appropriate design to consider façade treatment on the eastern flank walls of buildings to reduce their visual prominence; and v. Access into the developable area should be low key, have a rural character and avoid large signage which would detract from the existing rural character of the area; f. The development design and layout will be in accordance with policy SP7, and be further informed by a full detailed Landscape and Visual Impact Assessment (LVIA); g. Development will be informed by a Heritage Impact Assessment (HIA); h. Development will be informed by a Flood Risk Assessment, which will include appropriate flood mitigation measures, including SuDS; i. Development will be informed by an Ecological Impact Assessment (EcIA). Appropriate avoidance and mitigation measures will need to be implemented, to ensure any designated sites and/or protected habitats and/or species are not adversely affected; j. The site lies partly within a Waste Preferred Area and a Mineral Safeguarding Area and so consideration of policy 9 of the West Berkshire Minerals and Waste Local Plan will be required. Consideration of extraction of minerals resources prior to any development would be encouraged; k. The development design will respond positively to the challenge of climate change and be designed for climate resilience, including maximising the efficient use of sustainable technologies, resources, materials and solar gain, in accordance with policy SP5; and l. Development will be informed by an archaeological desk-based assessment as a minimum and field evaluation if required to assess the historic environment potential of the site.

Land to the south of Trinity Grain, Membury Industrial Estate, Lambourn Woodlands

a. The provision of approximately 5,200 square metres of employment floorspace for B2 and/or E(g)(iii) across the site; b. Access to the site will be provided from Ramsbury Road; c. Measures will be provided to mitigate the impact of development on the local road network. A Transport Assessment will be required; d. Measures will be included to improve accessibility by, and encourage use of, non-car transport modes. These measures will be set out in a Travel Plan; e. The scheme will be developed in accordance with the Landscape Sensitivity and Capacity Assessment (2022) for Site 2: South of Trinity Grain, and will include the following measures: i. Retain the tree belt/hedgerow along the eastern site boundary and the woodland copse within the southern part of the site; and ii. Buildings should be at a height where they are not visible above the adjacent silo towers and the tree canopy (within the southern part of the site) from the wider landscape to the south and from the Ramsbury Road; f. The development design and layout will be in accordance with policy SP7 and be further informed by a full detailed Landscape and Visual Impact Assessment (LVIA); g. Development will be informed by a Heritage Impact Assessment (HIA); h. Development will be informed by a Flood Risk Assessment, which will include appropriate flood mitigation measures, including SuDS; i. Development will be informed by an Ecological Impact Assessment (EcIA). Appropriate avoidance and mitigation measures will need to be implemented, to ensure any designated sites and/or protected habitats and/or species are not adversely affected; j. The development design will respond positively to the challenge of climate change and be designed for climate resilience, including maximising the efficient use of sustainable technologies, resources, materials and solar gain, in accordance with policy SP5; and k. Development will be informed by an archaeological desk-based assessment as a minimum and field evaluation if required to assess the historic environment potential of the site.

Beenham Landfill, Pips Way, Beenham

a. The provision of approximately 14,000 square metres of employment floorspace for B2 and/or B8 uses across the site; b. Access to the site will be provided from Pips Way, accessed off the A4/A340 roundabout; c. Measures will be provided to mitigate the impact of development on the local road network. A Transport Assessment will be required, and will consider the impact on the A340/A4 roundabout; d. The scheme will be developed in accordance with the Landscape Sensitivity and Capacity Assessments (2022) for Beenham Industrial Area - BEEN3 and BEEN5 and will include the following measures: i. Retain and enhance the existing newly planted wooded bund along the SW edge of the site and create a landscape buffer along the NW and SE site boundary; ii. Propose a new landscape buffer to the wider National Landscape and strengthen the existing woodland belts which enclose the site by additional tree planting, especially along the NE site boundary; iii. Restrict and consider the scale of development to avoid an adverse visual effect on adjacent areas of the National Landscape, Aldermaston Wharf and the A4. This will include the proposed height of buildings, colour, architectural style and roof profile, the impact of external lighting and noise, and any other structures/features which could negatively impact on adjacent areas. The North Wessex Downs AONB: Guidance on the selection and use of colour in development should be used as guidance; iv. Avoid the use of close boarded fencing in areas visible from Public Rights of Way and in particular along the site boundary. The existing wire mesh fencing could be retained as a suitable fencing; and v. External lighting if required, should be minimal and avoid edge off site locations which could result in light pollution intruding into adjacent areas of the open countryside; e. The development design and layout will be in accordance with policy SP7, and be further informed by a full detailed Landscape and Visual Impact Assessment (LVIA); f. Development will be informed by a Flood Risk Assessment, which will include appropriate flood mitigation measures, including SuDS; g. Development will be informed by an appropriate Ecological Impact Assessment (EcIA). Appropriate avoidance and mitigation measures will need to be implemented, to ensure any designated sites and/or protected habitats and/or species are not adversely affected; h. Development will be informed by a desk based assessment (as a minimum) detailing the likelihood and extent of land contamination, followed by, where necessary, an intrusive investigation and undertaking of appropriate remediation measures. Further monitoring may be required depending on the nature of contamination and remediation; i. The site lies within a Waste Safeguarding Area and so consideration of policy 10 of the West Berkshire Minerals and Waste Local Plan will be required; and j. The development design will respond positively to the challenge of climate change and be designed for climate resilience, including maximising the efficient use of sustainable technologies, resources, materials and solar gain, in accordance with policy SP5.

Northway Porsche, Grange Lane, Beenham

a. The provision of approximately 6,400 square metres of employment floorspace for B2 and/or E(g)(iii) uses across the site; b. Access to the site will be provided off the A4 using the existing access to Beenham Industrial Estate; c. Measures will be provided to mitigate the impact of development on the local road network. A Transport Assessment will be required, and will consider the impact on the A340/A4 roundabout; d. The scheme will be developed in accordance with the Landscape Sensitivity and Capacity Assessment (2022) for Beenham Industrial Area - BEEN10 land north east of Beenham Grange and will include the following measures: i. Retain a landscape buffer between the site and the two adjacent PRoW, which should be planted as native woodland; ii. Retain and provide an open setting for existing mature and trees of value; iii. Avoid the use of close boarded fencing in areas visible from Public Rights of Way and in particular along the site boundary. The existing wire mesh fencing could be retained as a suitable fencing; iv. Buildings should be rural in scale and character, and of a height which does not intrude above the existing height of buildings on the site. Particular attention should be given to building facades which face onto the surrounding landscape, to avoid any indirect adverse landscape effect on the National Landscape. The North Wessex Downs AONB: Guidance on the selection and use of colour in development should be used as guidance; v. External lighting if required, should be minimal and avoid edge off site locations which could result in light pollution intruding into adjacent areas of the open countryside; and vi. Noise levels should not increase above the existing noise levels within adjacent areas; e. The development design and layout will be in accordance with policy SP7, and be further informed by a full detailed Landscape and Visual Impact Assessment (LVIA); f. Development will be informed by a Flood Risk Assessment, which will include appropriate flood mitigation measures, including SuDS; g. Development will be informed by a Tree Survey due to the presence of TPOs on the site; h. Development will be informed by an Ecological Impact Assessment (EcIA). Appropriate avoidance and mitigation measures will need to be implemented, to ensure any designated sites and/or protected habitats and/or species are not adversely affected; i. Development will be informed by an archaeological desk based assessment as a minimum and field evaluation if required to assess the historic environment potential of the site; j. Development will be informed by a Heritage Impact Assessment (HIA); k. The site lies within a Mineral Safeguarding Area and so consideration of policy 9 of the West Berkshire Minerals and Waste Local Plan will be required. Consideration of extraction prior to any development would be encouraged; l. The development design will respond positively to the challenge of climate change and be designed for climate resilience, including maximising the efficient use of sustainable technologies, resources, materials and solar gain, in accordance with policy SP5; and m. Development will be informed by a desk based assessment (as a minimum) detailing the likelihood and extent of land contamination, followed by, where necessary, an intrusive investigation and undertaking of appropriate remediation measures. Further monitoring may be required depending on the nature of contamination and remediation.

Land adjacent to Padworth IWMF, Padworth Lane, Padworth

a. The provision of approximately 12,400 square metres of employment floorspace for B2 and/or B8 uses across the site; b. Access to the site will be provided from Padworth Lane; c. Measures will be provided to mitigate the impact of development on the local road network. A Transport Assessment will be required, and will consider the impact on Padworth Lane, the bridge and traffic lights on Padworth Lane, the junction with the A4, and the A340/A4 roundabout; d. The development design and layout will be in accordance with policy SP7, and be further informed by a full detailed Landscape and Visual Impact Assessment (LVIA), and take into account the character and appearance of surrounding development; e. Development will be informed by a Flood Risk Assessment, which will include appropriate flood mitigation measures, including SuDS; f. Development will be informed by an Ecological Impact Assessment (EcIA). Appropriate avoidance and mitigation measures will need to be implemented, to ensure any designated sites and/or protected habitats and/or species are not adversely affected; g. Development will be informed by an archaeological desk based assessment as a minimum and field evaluation if required to assess the historic environment potential of the site; h. Development will be informed by a desk based assessment (as a minimum) detailing the likelihood and extent of land contamination, followed by, where necessary, an intrusive investigation and undertaking of appropriate remediation measures. Further monitoring may be required depending on the nature of contamination and remediation.

Strategic Approach to Employment Land

Through the LPR the Council will seek to facilitate the growth and forecasted change of business development over the plan period through site allocations and by promoting the supply of office and industrial space across the District to meet the identified needs. For the plan period 2023 to 2041 there is a requirement across the District for a minimum of 57,531sqm (NIA) of office space and minimum of 98,196sqm (GIA) (24.5ha) of industrial space. Appropriate proposals for business development (offices, industrial, and storage and distribution) will be supported where they are located: a. On sites allocated for business development in accordance with the individual site specific policy (ESA1 - ESA6) in this Plan or any subsequent neighbourhood plans; or b. On a suitable site within a settlement boundary; or c. Within a Designated Employment Area (DEA) in accordance with policy DM31, and as listed in Appendix 4 and as defined on the Policies Map; or d. On previously developed land within existing suitably located employment sites; or e. Within the countryside provided the proposal is in accordance with other relevant policies within the Plan, in particular policy DM35. Proposals for new office development that are not within a town or district centre as set out in policy SP18 or within a DEA will be required to satisfy the sequential test. Development proposals that would result in the loss of business development outside of a DEA, will be required to justify the loss of floorspace and/or land. As a minimum, this will require marketing evidence and demonstrating that the proposal will: f. Not substantially prejudice the overall supply of employment land over the plan period; and g. Not conflict with or undermine the function of existing neighbouring uses; and h. If offices within a town or district centre, maintain the vitality of that centre; i. If in the countryside, the proposal would also need to demonstrate that it does not have a significant negative impact on the vitality and viability of the local economy of the surrounding rural area in accordance with policy DM35. The redevelopment and regeneration of existing employment sites for business uses will be supported. A range of types and sizes of employment sites and premises will be encouraged throughout the District to meet the needs of the local economy. Proposals for business development should be of a high quality design and in keeping with the surrounding environment. Where feasible and appropriate, the Council will encourage an Employment and Skills Plan as part of major business development proposals.

Building Sustainable Homes and Businesses

New development of one or more new dwellings (C3 or C4 use class) and/or 100sqm or more of new non-residential floorspace, including hotels (C1 use class), residential institutions (C2 use class) or Secure Residential Institutions (C2A use class) should achieve net zero operational carbon emissions (regulated and unregulated energy) by implementing the energy hierarchy. Proposals should demonstrate application of the energy hierarchy through submission of an Energy Statement or a detailed energy section within the Sustainability Statement in accordance with policy SP5 and which identifies how the following minimum standards of construction are achieved to the greatest extent feasible and viable. 1. Residential Development - minimum construction standard A. New development of one or more new dwellings (C3 or C4 use class) will meet the following minimum standards of construction: Achieve the carbon Target Emission Rate set by the Future Homes Standard once this is confirmed by central Government; in the meantime, achieve 63% reduction in carbon emissions is achieved by on-site measures, as compared to the baseline emission rate set by Building Regulations Part L 2021 (SAP 10.2). These regulated carbon emission targets are to be achieved before the addition of on-site renewable electricity generation (which should subsequently be considered in section 3 of this policy); and Equal to or less than the following targets, using the Building Regulations Part L SAP Fabric Energy Efficiency (FEE) metric: End terrace: 32.9 kWh/m2/year FEE Mid terrace: 25.1 kWh/m2/year FEE Room in roof (semi detached): 32.5 kWh/m2/year FEE Detached: 43.6 kWh/m2/year FEE Bungalow: 51.0 kWh/m2/year FEE Low-rise apartment: 21.0 kWh/m2/year FEE Mid to high-rise apartment: 13.5 kWh/m2/year FEE Where the proposed home type does not precisely reflect any of the above, the applicable target from the list above will be that of the most similar home type to that proposed, with a note to justify why this is thought to be the most similar. In apartment buildings, it will be acceptable to meet this target via a weighted average of all residential floor space in the building (recognising that there may be variation between floors in the building). For outline applications and where the home type is not known, it will be required to commit to delivering the relevant target(s) through reserved matters. This will be secured by a condition. B. Residential refurbishment developments of 10+ units will meet BREEAM Domestic Refurbishment 2014 (or future equivalent) Excellent as a minimum. 2. New Non-Residential Development, including hotels, residential institutions, secure residential institutions - minimum construction standard New development of 100sqm or more of new non-residential floorspace, including hotels (C1 use class), residential institutions (C2 use class) or secure residential institutions (C2A use class) will meet the following minimum standards of construction: Appropriate to the building type, calculate a typical building baseline using a nationally recognised standard and demonstrate a percentage reduction in energy (regulated and unregulated) carbon emissions. These operational carbon emission targets are to be achieved before the addition of on-site renewable electricity generation (which should subsequently be considered in section 3 of this policy); and BREEAM Excellent (BREEAM New Construction V6 or future equivalent). 3. Renewable Energy A. Subsequent to the achievement of the minimum construction standards under parts 1 and 2, new development of one or more new dwellings (C3 or C4 use class) and/or 100sqm or more of new non-residential floorspace, including hotels (C1 use class), residential institutions (C2 use class) or Secure Residential Institutions (C2A use class) should include onsite renewable, zero and low carbon energy technologies to achieve net zero carbon operational energy (regulated and unregulated) on site. B. The Council will support proposals for renewable energy provided that the technology is: i. Suitable for the location; ii. Not on the most versatile agricultural land (grades 1, 2 and 3a); iii. Is accompanied by a landscape / visual impact assessment; and iv. Would not cause harm to residential amenity by virtue of noise, vibration, overshadowing, flicker or other harmful emissions. 4. Carbon Offsetting Where a development proposal of one or more new dwellings (C3 or C4 use class) and/or 100sqm or more of new non-residential floorspace, including hotels (C1 use class), residential institutions (C2 use class) and or secure residential institutions (C2A use class) cannot demonstrate that it is net zero carbon in relation to operational energy (regulated and unregulated), it will be required to address any residual carbon emissions by a cash in lieu contribution.

Responding to Climate Change

The principles of climate change mitigation and adaptation will be required to be embedded into new development, improving the resilience of land, buildings and existing and future communities to the opportunities and impacts arising from climate change. All development should contribute to West Berkshire becoming and staying carbon neutral by 2030. Depending on the nature and scale of proposals, development will be expected to satisfy the following criteria: a. To withstand predictable effects from climate change for its expected lifetime; b. To take advantage of the latest low and zero carbon technologies and innovations, including digital; c. To achieve net zero operational carbon development by applying the energy hierarchy, achieving the highest viable levels of energy efficiency, generating and supplying renewable, low and zero carbon energy, and as a last resort carbon offsetting in accordance with policy DM4; d. To achieve the highest viable levels of energy efficiency; e. To generate and supply renewable, low and zero carbon energy for its own use and/or local distribution networks in accordance with policy DM4; f. To provide for sustainable forms of vehicular and personal transport to and from the site and reduce car use in accordance with policies SP19, DM44 and DM45; g. To enable recycling and waste reduction both during construction and occupation; h. To manage and conserve adequate water resources and avoid harming water quality and improve it where possible in accordance with policies DM7 and DM6; i. To demonstrate that flood risk from all sources can be avoided or managed in accordance with policy SP6; j. To use sustainable urban drainage systems in accordance with policy SP6; k. To provide for green/blue infrastructure and open spaces within the layout for shading and cooling, to detain surface water run-off and absorb carbon dioxide emissions in accordance with policy SP10; l. To improve wildlife habitat and species conservation and connectivity to allow for movement in response to climate change in accordance with policy SP11; and m. To maintain the integrity of the historic environment and to respect the character and improve the environmental performance of heritage assets without compromising their significance in accordance with policy SP9. This necessitates taking a whole building approach informed by heritage expertise. Proposals should be accompanied by a Sustainability Statement which demonstrates how these principles have been embedded into the development. The level of information provided should be proportionate to the scale and nature of the development proposed.

Equestrian Development

Proposals for equestrian development in the countryside, including new stables, field shelters, manèges, and associated infrastructure will be permitted where: a. The site is well located to the bridleway network and provides good recreational opportunities; b. The design, scale and materials are of high quality and are in keeping with the character and appearance of the local area; c. The development is sensitively integrated into the landscape and helps to conserve, and where possible enhance, the visual character and appearance of the countryside, including consideration of topography and local context; d. Existing buildings are re-used where viable to avoid additional built form in the countryside; e. The layout of buildings seeks to contain and enclose yard areas for storage, parking and other activities; f. The development has regard to the importance of access to suitable gallops and training areas; g. New buildings are sensitively designed in respect of their height, massing, external appearance, and boundary treatments, consistent with local character; h. Does not have an adverse detrimental impact on the amenity of neighbouring properties and the wider local area by reason of noise, lighting, smell, dust, nutrient pollution, overlooking, or other general disturbance; i. Demonstrates appropriate safeguards to prevent the pollution of ground and surface water; and j. It would not generate traffic of a type or amount inappropriate for the rural roads, byways or restricted byways affected by the proposal or require improvements to these roads, byways, or restricted byways which could be detrimental to their rural character and/or use by motorised and non-motorised traffic. In all cases, proposals will be expected to demonstrate the adequate provision of land to allow for the proper care of horses, including stabling, grazing and exercise, having regard to the Equine Industry Welfare Guidelines, the British Horse Society standards or the British Horseracing Authority as appropriate. Particular consideration will be given to the cumulative effects of proposals on the local area and the wider landscape and environment.

Environmental Nuisance and Pollution Control

Development will be supported where it does not lead to adverse effects on pollution of the environment. In ensuring a site is suitable for development proposals should satisfy the following criteria: a. There would be no harm to the amenity of occupants of neighbouring land and buildings, and future occupants of the development, through an unacceptable increase in pollution, including from light, noise, dust, vibration and/or odour. Where necessary suitable mitigation measures will be put in place; b. It would be compatible with surrounding uses; and not give rise to unreasonable restrictions placed on existing businesses and community facilities; c. There would be no adverse impact on the environment by pollution of air, soil, or water, through the storage and disposal of waste and hazardous materials or through emissions; d. Where there is a likelihood that contamination is present or is known to be present, as a minimum a desk based assessment detailing the likelihood and extent of land contamination be undertaken, followed by, where necessary, an intrusive investigation; and the identification and undertaking of appropriate remediation measures in accordance with minimum national standards. Further monitoring may be required depending on the nature of the contamination and remediation; e. It would not cause noise or vibrations of a level which would disturb areas that are valued for their tranquillity in terms of recreation or amenity. Development proposals that generate significant levels of noise must be accompanied by an assessment to mitigate such effects, having regard to the nature of surrounding uses; f. All reasonable steps are taken through design, siting and technological solutions to ensure the abatement of obtrusive light to avoid sky

Water Resources and Waste Water

Development will be required to minimise water use by incorporating appropriate water efficiency and water recycling measures. a. That it maintains 'favourable condition' for SSSI wetlands (as required by Wildlife and Countryside Act 1981 (as amended), or 'good status' for other waterbodies under the Water Environment (Water Framework Directive) (England and Wales) Regulations 2017 and Groundwater (Water Framework Directive) (England) Direction 2016 or subsequent amendment; b. That it contributes positively to the water environment and its ecology and delivers enhancements where waterbodies are not achieving 'favourable condition' for SSSI's or, good ecological or chemical status for non-SSSI waterbodies; c. If located within the hydrological catchments of the River Lambourn SSSI/SAC or River Test, development proposals will be required to demonstrate nutrient neutrality; d. Where proposals are not connecting to the sewer network and are within 500 metres of a SSSI an assessment of the risk to water quality will be required; e. That it contributes to the protection and enhancement of classified waterbodies identified by the Thames River Basin Management Plan objectives, covering the Thames and Chilterns South Catchment and Kennet Catchment; f. Proposals for built development will be required to be at least ten metres away from the top of the bank of the nearest watercourse or main river providing or retaining a natural or semi-natural habitat buffer; and g. How the proposal will support improving the status and overall health of the River Kennet and River Lambourn. Where development is likely to have an adverse impact on water quality, a detailed water quality assessment will be required. The need for and the type of assessment will depend on the type or location of new development. Appropriate measures may be required to be undertaken by the developer to ensure that a proposed development does not contaminate surface or groundwater resources.

Flood Risk and Water Management

j. It would not act or impede on the flow of fluvial flood water, surface water or obstruct the run-off of water due to high levels of groundwater; k. It would not increase the number of people, property or infrastructure at risk of flooding; l. It would not reduce the capacity of the floodplain to store water and includes or contributes to compensation, flood mitigation and/or protection measures, where necessary, to manage flood risk associated with or caused by the development; m. It would not cause new or exacerbate existing flooding problems, either on the proposal site or elsewhere and would increase the flood storage capacity of the floodplain where possible; n. Provision is made for the long term maintenance and management of any flood protection and or mitigation measures for the lifetime of the development; o. Safe access and exit from the site can be provided for routine and emergency access under both frequent and extreme flood conditions; and p. Natural flood management measures can be implemented where possible. Proposed development will require a site specific flood risk assessment (FRA) if it meets any of the following criteria: q. All developments greater than 1ha in size located in Flood Zone 1. r. All developments located within Flood Zone 2 or 3, or 1 in 100-year flood extent plus climate change. This includes standing advice for minor developments such as non-residential extensions, alterations which do not increase the size of the building or householder developments. It also includes changes of use of an existing development. s. All developments where proposed development or a change of use in development type could be subject to other sources of flooding. This applies to those less than 1ha in Flood Zone 1. t. All developments located in an area which has been highlighted as having critical drainage problems by the lead local flood authority or the Environment Agency. Development proposals will be required to incorporate appropriate comprehensive flood risk management measures as agreed with the Environment Agency or the Council as Lead Local Flood Authority. FRAs should be proportionate to the proposal and follow the latest Government guidance on development and flood risk, complying with the approach recommended in national planning policy and guidance as well as the West Berkshire SFRA in appraising, managing and reducing the consequences of flooding both to and from a development site. A Cumulative Impact Assessment (CIA) forms an addendum to the Level 1 SFRA, and it identifies those river catchments where the level of flood risk and development pressures mean they could be affected by cumulative impacts. Where the latest CIA identifies high sensitivity to cumulative impacts, all development proposals must be accompanied by a Surface Water Drainage Strategy. All new development close to rivers and culverts should take advantage of the opportunity presented to improve and enhance the river environment, water quality, and contribute to biodiversity targets. To enable this, an undeveloped 10 metre buffer zone alongside main rivers and, where practicable and appropriate, ordinary watercourses should be provided. This buffer zone should be on both sides of the watercourse and be measured from the top of the river bank at the point at which the bank meets the level of the surrounding land. In 2018 the Environment Agency identified Newbury and Thatcham as a nationally significant Flood Risk Area. In line with the recommendations of the CIA, a Surface Water Drainage Strategy will be required for all developments in Newbury and Thatcham regardless of their size. On all development sites, in order to restrict or reduce runoff, surface water will be managed in a sustainable manner through the implementation of Sustainable Drainage Methods (SuDS) in accordance with the SuDS Supplementary Planning Document, best practice, and the Non-statutory Technical Standards for Sustainable Drainage. Restriction to greenfield run-off rates and volumes, for all new development on undeveloped sites should be provided, unless it can be demonstrated that this is not achievable, for all rainfall events up to and including the 1 in 100 year, including an allowance for climate change. For pre-developed sites a restriction to greenfield run-off rates and volumes, should be provided, unless it can be demonstrated that this is not achievable. For pre-developed sites, a maximum discharge rate equivalent to 50% of the existing 1 in 100 year runoff rate would be accepted. SuDS should also provide other benefits where possible such as water quality, biodiversity and amenity.

Trees, Woodland and Hedgerows

Development which conserves and enhances trees, woodland and hedgerows will be supported. Development proposals should be accompanied by an appropriate Arboricultural Survey, Arboricultural Impact Assessment and/or an Arboricultural Method Statement. Proposals will be expected to clearly demonstrate that wherever possible existing trees, woodland and hedgerows have been incorporated into the design and layout of a scheme from the outset. Where this cannot be achieved the onus is on the applicant to justify the loss of trees and/or other features as part of the proposals. Development affecting trees protected by a Tree Preservation Order (TPO) must be justified and the impact of the proposal will be assessed on the amenity of the area. Where these and other protected trees are subject to felling, a replacement of an appropriate number, species and size in an appropriate location will be required. Ancient woodland, ancient and veteran trees and ancient hedgerows are irreplaceable habitats. Development resulting in their loss or deterioration will be considered in accordance with policy SP11. The scale and quality of the compensation measures required will be commensurate to the loss or deterioration of the irreplaceable habitat. Development proposals which could potentially result in the loss of ancient wood pasture; or trees, woodlands and hedgerows located within historic parks and gardens will be considered in accordance with policy DM12, for those within Registered Parks and Gardens, or policy DM11 for those forming part of non-designated heritage assets. Where loss or damage of non-protected trees, woodland or hedgerows is unavoidable, appropriate replacement or compensation planting including appropriate measures to secure their long term maintenance will be required. Development proposals will provide appropriate protection for retained trees, woodland and hedgerows in advance of any work on site to prevent damage to root systems and to take account of future sustainable growth. Where appropriate, suitable opportunities should be identified and incorporated for the restoration and planting of new trees, woodland and hedgerows. New planting should: a. Be suitable for the site conditions; b. Use appropriate tree pit sizes and soil volumes; c. Use native species wherever appropriate; d. Be informed by and contribute to local character; and e. Enhance or create new habitat linkages. To ensure the sustainable growth of restored or newly planted trees, development will be required to include appropriate measures to secure their long term maintenance.

Pollution and Nuisance

Development will be permitted provided it would not unacceptably harm people, buildings, and future occupants of the development, through an unacceptable increase in pollution, including from light, noise, dust, vibration and/or odour. Where necessary suitable mitigation measures will be put in place; b. It would be compatible with surrounding uses; and not give rise to unreasonable restrictions placed on existing businesses and community facilities; c. There would be no adverse impact on the environment by pollution of air, soil, or water, through the storage and disposal of waste and hazardous materials or through emissions; d. Where there is a likelihood that contamination is present or is known to be present, as a minimum a desk based assessment detailing the likelihood and extent of land contamination be undertaken, followed by, where necessary, an intrusive investigation; and the identification and undertaking of appropriate remediation measures in accordance with minimum national standards. Further monitoring may be required depending on the nature of the contamination and remediation; e. It would not cause noise or vibrations of a level which would disturb areas that are valued for their tranquillity in terms of recreation or amenity. Development proposals that generate significant levels of noise must be accompanied by an assessment to mitigate such effects, having regard to the nature of surrounding uses; f. All reasonable steps are taken through design, siting and technological solutions to ensure the abatement of obtrusive light to avoid sky glow, glare and light spillage, intrusion and any adverse impact to wildlife and neighbouring residents. A Lighting Appraisal in accordance with the current guidance from the Institute of Lighting Professionals (ILP) (or similar body), national guidance and British Standards will be required for proposed developments which include outdoor lighting; g. Appropriate containment solutions for oils, fuels and chemicals are provided; and h. There would be no harm to existing areas with biodiversity and/or geological value, in accordance with policy SP11.

Water Quality

The water quality of West Berkshire District's waterbodies will be protected and enhanced. Any development (including infrastructure) that would have a direct or indirect impact on any water body will take account of the impact of their development on water quality. All development should demonstrate it satisfies the following criteria: a. That it causes no deterioration in the quality of waterbodies, surface and groundwater, nor that it will prevent future attainment of 'favourable condition' for Sites of Special Scientific Interest (SSSI) rivers, waterbodies or wetlands (as required by Wildlife and Countryside Act 1981 (as amended), or 'good status' for other waterbodies under the Water Environment (Water Framework Directive) (England and Wales) Regulations 2017 and Groundwater (Water Framework Directive) (England) Direction 2016 or subsequent amendment; b. That it contributes positively to the water environment and its ecology and delivers enhancements where waterbodies are not achieving 'favourable condition' for SSSI's or, good ecological or chemical status for non-SSSI waterbodies; c. If located within the hydrological catchments of the River Lambourn SSSI/SAC or River Test, development proposals will be required to demonstrate nutrient neutrality; d. Where proposals are not connecting to the sewer network and are within 500 metres of a SSSI an assessment of the risk to water quality will be required; e. That it contributes to the protection and enhancement of classified waterbodies identified by the Thames River Basin Management Plan objectives, covering the Thames and Chilterns South Catchment and Kennet Catchment; f. Proposals for built development will be required to be at least ten metres away from the top of the bank of the nearest watercourse or main river providing or retaining a natural or semi-natural habitat buffer; and g. How the proposal will support improving the status and overall health of the River Kennet and River Lambourn.

Air Quality

Development will be required to maintain, and where possible, improve air quality and reduce exposure to areas of poor air quality. Development will be supported where it does not lead to adverse effects on health or the environment either from the development itself or cumulatively. Taking account of the end-use and nature of the area and application, the proposal should demonstrate that the development satisfies the following criteria: a. It has no adverse effect on air quality in an Air Quality Management Area (AQMA); b. It will not lead to the declaration of a new AQMA; c. It will not interfere with the implementation of current Air Quality Action Plans (AQAP); d. It is not in proximity to a source of air pollution which could present a significant risk to human health; e. It does not expose occupiers who are particularly sensitive to air pollution, such as those in schools, health care establishments or housing for older people; f. It is not in proximity to a source of air pollution which could present a likely significant effect/ risk on/to the qualifying features of a site designated for its wildlife habitat and species importance; g. It will minimise the impact on air quality, both during the construction process and lifetime of the completed development; and h. It provides opportunities to improve air quality, reduce airborne emissions, and where necessary mitigates impacts, including measures such as the provision and enhancement of green infrastructure, active travel, and other traffic and travel management.

Green Infrastructure

The Council will strengthen both local and strategic green infrastructure (GI) assets across the District. This will be achieved by protecting and enhancing existing GI assets and linkages and adding to the local network for the benefit of both the natural environment and the health and wellbeing of the community. This policy will be considered in conjunction with other policies in the LPR affecting the status and provision of GI in the District. Depending on their location, nature and scale, development proposals should: a. Protect and/or enhance existing GI and the functions this performs; b. Create additional GI which is integrated into the overall development design from the outset; and c. Take opportunities to achieve multi-functionality by bringing GI functions together. Proposals for GI will be supported where they: d. Help to mitigate and adapt to the impacts of climate change and boost resilience through sustainable drainage measures which minimise urban heating, flood risk and maximising GI habitats to sequester carbon and provide environmental cooling and insulation functions; e. Generate high quality GI which creates an attractive and distinctive setting to new development, enhancing any existing asset that may be present. This should be planned and designed from the outset as a network of multifunctional green and blue spaces and other natural features which identify and respond to the site's local context. Proposals for GI will be expected to be designed in accordance with the most up to date recognised GI standards; f. Can provide pleasant and safe 'green routes' to commute or travel on foot, cycle and horseback which help to link parts of urban areas and to the surrounding countryside along blue (water) and green corridors; g. Enhance the natural environment and natural processes to improve biodiversity and increase natural capital whilst seeking opportunities to use green infrastructure to extend wildlife corridors and provide habitat connectivity, particularly in urban areas and where it contributes to nature recovery networks; h. Use the GI network to help improve health and wellbeing and promote local social interaction and community networks; i. Increase its attractiveness as a recreation opportunity and support accessibility to public open spaces which are adaptable and capable of accommodating multiple uses of varying ability; j. Restore and open up historic routeways such as hollow ways and drovers roads, avenues and access to historic parks; k. Does not involve the culverting of watercourses, except where essential to allow highways and / or other infrastructure to cross; l. Protect, enhance and support the creation of integrated constructed wetlands, 'wet woodland' habitats, ponds, lakes, reed beds, raingardens, and floodplain meadows; m. Make appropriate provision to protect, enhance, improve and maintain accessible networks of blue corridors, including the restoration of chalk streams and their catchments, de-culverting, back water creation, de-silting, naturalising the channel through in-channel habitat enhancements and removal of structures where appropriate; n. Maintain and enhance natural drainage features; and o. Provide undeveloped buffer zones along the banks of water courses in accordance with policy SP6. Development proposals will be required to take account of existing access networks within and around the site. Opportunities should be sought to protect and enhance the Public Rights of Way network within and adjacent to development proposals in line with the NPPF, having particular regard to ensuring the needs of all users have been provided throughout the year. The addition of new connections and status upgrades to the existing rights of way network will be supported. Proposals involving the loss of green or blue spaces and other natural features will not be supported unless there is no longer a need for the existing infrastructure or an alternative is provided to meet the local needs that is both accessible and of equal or greater quality and benefit to the community. Proposals for major development will be required to consider the long-term management and maintenance of GI infrastructure and should clearly demonstrate how these considerations have informed site proposals. Details of maintenance requirements and arrangements will be required to be set out, including who is responsible for these requirements. Appropriate funding arrangements for delivery of the long-term maintenance requirements should be clearly demonstrated to the Council before construction starts, including measures to secure biodiversity net gain through all phases and stages of the development. The amount, type and design of GI will be informed by the appropriate national and local standards, guidance and best practice current at the time of the application.

Biodiversity and Geodiversity

Development proposals will be required to demonstrate how they conserve and enhance biodiversity and/or geodiversity including their long-term future management and, where required, deliver Biodiversity Net Gains. Development will be permitted where it: a. Protects biodiversity and/or geodiversity value and implements appropriate conservation management. The degree of protection will be proportionate to the status of the site or species in terms of its international, national and/or local importance; b. Avoids fragmentation and maximises opportunities for restoration, enhancements and connection of linear features which enables strong connectivity of biodiversity as part of an integrated habitat network (including links to habitats outside the District); c. Incorporates beneficial biodiversity and/or geodiversity conservation features and enhances existing features, including those that will help wildlife to adapt to climate change where appropriate; d. Provides or retains at least 10m buffer zones between development proposals and designated sites, habitats for protected or priority species or main rivers, which are informed by detailed site-based assessment; e. Provides coherent ecological connectivity and permeability that is integrated and linked to the wider green infrastructure and any nature recovery network identified as relevant to the location; f. Seeks to eradicate or control any invasive non-native species present on site; and g. Is compatible with any Biodiversity Action Plan, Local Nature Recovery Strategy and /or other strategic conservation management plans for species or habitats that have been formally adopted by the Council. In addition to the above, where specific identified sites are to be affected the following will be taken into account: Internationally Designated Sites Development likely to result in a significant effect on an internationally designated site will be subject to assessment under the Habitats Regulations and will not be permitted unless it can be demonstrated that there are no alternatives following/through appropriate derogation tests for the proposal and that any adverse effects on the integrity of the site can be fully avoided, mitigated and/or compensated and proposals are in the public interest. Nationally Designated Sites Development which is likely to have any adverse impact on the notified features of a nationally designated site will not normally be permitted. In exceptional circumstances, a proposal may be found acceptable where it can be demonstrated that: j. A suitable alternative site with a lesser impact than that proposed is not available; k. The on-site benefits of the proposal clearly outweigh the impacts on the notified features of the site and where applicable, the overall site or habitat network; l. All appropriate mitigation measures have been proposed and secured through the development management process; and m. It does not prevent future attainment of nationally protected sites from meeting Favourable Condition, or to provide enhancements to enable the nationally designated sites to meet Favourable Condition as per their Conservation Objectives. IrreplaceableHabitats Proposals which are likely to result in the loss or deterioration of an irreplaceable habitat (such as ancient woodland, ancient or veteran trees, ancient hedgerows, traditional unimproved meadows/ancient grasslands and lowland fens) will only be permitted for wholly exceptional reasons where: o. The need and benefits of the development in that location clearly and unambiguously outweigh the loss; p. It has been adequately demonstrated that the irreplaceable habitat cannot be retained with the proposed scheme; and q. Appropriate compensation measures are provided on site wherever possible and off-site where this not is feasible. The scale and quality of the compensation measures required will be commensurate to the loss or deterioration of the irreplaceable habitat and will be considered on a site by site basis, including long term management and maintenance. Sites of Local Importance Development proposals affecting sites of local importance should always seek to contribute to their favourable management in the long term. Where a proposal is likely to result in harm to sites of local importance (including habitats or species of principal importance for biodiversity, and sites that meet the criteria for designation as a Local Wildlife Site or designation as a Local Geological Site), developers will be required to accord with the following sequential approach: r. Firstly, seek an alternative site in the District with a lesser impact than that proposed; s. Secondly, if the first is not possible, demonstrate mitigation measures can be taken on site; and t. Thirdly, and as a last resort, seek appropriate compensation measures, on site wherever possible and off-site where this is not feasible including long term management and maintenance.

Flood Risk

Flood zones are defined in Planning Practice Guidance (PPG) and the Council's Level 1 Strategic Flood Risk Assessment (SFRA). Within Flood Zones 2 and 3 (and also on sites of 1 hectare or more in size, and in other circumstances as set out in the NPPF), the sequential approach will be strictly applied across the District. Development within areas of flood risk from any source of flooding, including areas with a history of fluvial, groundwater or surface water flooding, or from areas suffering sewer flooding from overwhelmed sewers will only be supported if it is demonstrated that it is located and designed to ensure that flood risk from all sources of flooding is acceptable in planning terms, and there are no suitable and available sites at a lower flood risk. A sequential test is needed for all development in all areas of flooding unless: a. The site is allocated for development and subject to the test at the plan-making stage (provided the proposed development is consistent with the use for which the site was allocated and provided there have been no significant changes to the known level of flood risk to the site, either now or in the future which would have affected the outcome of the test); b. The site is an area at low risk from all sources of flooding, unless the SFRA, or other information, indicates there may be a risk of flooding in the future; and c. The application is for a development type that is exempt from the test, as specified in the NPPF. However applications for the above exceptions should still demonstrate all the requirements for site specific flood risk assessments. The sequential approach should be followed for all development so that the most vulnerable development is located at the lowest risk flood areas within a site, taking account of all sources of flood risk. Development proposals should also include an assessment of the impact of climate change using appropriate climate change allowances over the lifetime of the development so that future flood risk is taken into account. Only water compatible uses and essential infrastructure development will be supported in the area defined as functional floodplain (Flood Zone 3b). The exception test will still apply. If the sequential test shows that it is not possible for an alternative site to be used and therefore development has to be located in a flood risk area, it should be demonstrated that: d. The development will be safe for its lifetime and not increase flood risk elsewhere; e. It will reduce the risk where possible and take into account climate change; f. Safe access and egress from the development will be provided during the 100-year plus climate change event, from any source of flooding; g. A sequential approach to development layout will be undertaken with the highest vulnerability development located in areas at lowest risk within the site; and h. Flood mitigation measures will be as set out in the Level 1 SFRA, or any future SFRA. Evidence provided within the Level 1 SFRA should be used to apply the sequential test as well as provide evidence to show that other reasonably available sites appropriate for the proposed development have been adequately considered. In addition to the sequential test, the exception test must be applied in certain situations according to national policy. This includes highly vulnerable development in Flood Zone 2, essential infrastructure in Flood Zone 3a or 3b, and more vulnerable development in Flood Zone 3a. The exception test should demonstrate how flood risk would be managed on site so that the development is safe taking into account the vulnerability of its users, and that it will not increase flood risk elsewhere. The exception test will also need to show that the sustainability benefits of the development to the community outweigh the flood risk. Development will only be permitted in areas at risk of flooding if either of itself or cumulatively it can be demonstrated: i. Through the sequential and exception test (where required), that the benefits of the development to the community outweigh the risk of flooding; j. It would not have a detrimental impact or impede on the flow of fluvial flood water, surface water or obstruct the run-off of water due to high levels of groundwater; k. It would not increase the number of people, property or infrastructure at risk of flooding; l. It would not reduce the capacity of the floodplain to store water and includes or contributes to compensation, flood mitigation and/or protection measures, where necessary, to manage flood risk associated with or caused by the development; m. It would not cause new or exacerbate existing flooding problems, either on the proposal site or elsewhere and would increase the flood storage capacity of the floodplain where possible; n. Provision is made for the long term maintenance and management of any flood protection and or mitigation measures for the lifetime of the development; o. Safe access and exit from the site can be provided for routine and emergency access under both frequent and extreme flood conditions; and p. Natural flood management measures can be implemented where possible. Mitigation measures should be considered as a last resort to address flood risk issues where the sequential and exception tests have demonstrated that development is necessary for wider sustainability benefits. Proposed development will require a site specific flood risk assessment (FRA) if it meets any of the following criteria: q. All developments greater than 1ha in size located in Flood Zone 1. r. All developments located within Flood Zone 2 or 3, or 1 in 100-year f

Landscape Character

Landscape led development which conserves and enhances the diversity and local distinctiveness of the landscape character of the District will be supported. The natural, cultural, and perceptual components of the character of the landscape will be considered as a whole. Particular regard will be given to: a. Its valued features and qualities; b. The sensitivity and capacity of the area to change; and c. Ensuring that new development is appropriate in terms of location, scale and design in the context of the existing settlement form, pattern and character. Development should be demonstrably informed by and respond positively to the evaluation of the distinctive landscape character areas set out in the West Berkshire Landscape Character Assessment (2019) and other relevant landscape character assessments. These assessments provide an understanding of the valued characteristics, features and qualities of identified local landscape character areas across West Berkshire. Proposals for development should be accompanied by an appropriate landscape assessment carried out in accordance with the current guidance from the Landscape Institute and Institute of Environmental Management & Assessment. The level of information provided should be proportionate to the scale and nature of the development proposed but should be sufficient to allow an informed assessment of the potential landscape and visual effects of the proposed development. The assessment should demonstrably inform the detailed design of the development, including its layout, form, scale and appearance in accordance with policy SP7.

North Wessex Downs National Landscape

The North Wessex Downs National Landscape will have appropriate and sustainable growth that conserves and enhances its special landscape qualities. Development will be required to respond positively to the local context, conserving and enhancing local distinctiveness, sense of place and setting of the National Landscape. The strong sense of remoteness, tranquillity and dark night skies, particularly on the open downland, should be preserved. The conservation and enhancement of the natural beauty of the landscape will be the primary consideration in the assessment of all development proposals. Development in the setting of the National Landscape will be required to have regard to the interrelationship with the National Landscape and its landscape character and special qualities. Proposals will be required to be sensitively located and designed to avoid or minimise any adverse impacts on the National Landscape. Development in the North Wessex Downs will be required to support its local communities and rural economy in a manner commensurate with the statutory status of the National Landscape as a nationally valued landscape. Planning permission will be refused for major development in the National Landscape except in exceptional circumstances, and where it can be demonstrated to be in the public interest. In determining what constitutes major development, the Council will consider whether the development, by reason of its scale, character or nature, has the potential to have a significant adverse impact on the landscape and scenic beauty of the National Landscape. This will include the consideration of the individual characteristics of a proposal and its context and the impact of cumulative development. If an application is deemed to be major development then further consideration will take account of: a. The need for the development, including in terms of any national considerations, and the impact of permitting it, or refusing it, upon the local economy; b. The cost of, and scope for, developing elsewhere outside the National Landscape, or meeting the need for it in some other way; and c. Any detrimental effect on the environment, the landscape and recreational opportunities, and the extent to which that could be moderated. If it is considered that exceptional circumstances exist and development would be in the public interest, all opportunities to conserve and enhance the special qualities of the National Landscape will be sought.

Listed Buildings

Unless justified otherwise, development will not be permitted if it would: i. Adversely affect the character, scale, proportion, design, detailing, or materials used in the Listed Building; or ii. Result in the loss of/or irreversible change to original features or other features of importance or interest; or iii. Harm the setting of the Listed Building. In particular, development should avoid directly, indirectly or cumulatively any of the following: iv. Removal of original walls, stairs, or entrances, or subdivision of large interior spaces; v. Removal, alteration or replacement of structural elements including walls, roof structures, beams and floors; vi. Removal, alteration or replacement of original or historic features such as windows, doors, fireplaces and plasterwork; vii. Repairs or alterations involving materials, techniques and detailing inappropriate to the Listed Building; viii. The unnecessary replacement of traditional features other than with like for like, authentic or original materials and using appropriate techniques; ix. Extensions to the principal elevation/s of the Listed Building; x. The installation of satellite antennae, solar panels or other renewable energy features that are sited in a prominent location, either on the Listed Building, or within its curtilage; or xi. The removal of historic boundary treatments. Where change to a Listed Building is acceptable, provision for appropriate recording will be required in accordance with a Written Scheme of Investigation approved in writing by the Council prior to any works commencing.

Non-designated Heritage Assets

Proposals for development affecting buildings, monuments, sites, places, areas or landscapes identified as being non-designated heritage assets will be determined in accordance with policy SP9. Proposals should satisfy the following criteria: a. Demonstrate a clear understanding of the significance of the asset and/or its setting, alongside an assessment of the potential impact of the proposal on that significance; b. Be undertaken in a sympathetic manner using high quality design; and c. Have particular regard to the following characteristics, depending on the type of asset affected: i. Its historic character and appearance; ii. Its scale, proportion, design, historic fabric, detailing and materials; iii. Ensuring there is no unacceptable level of loss, damage or covering of original features; iv. The layout, boundary features and setting of the asset, including key views into, through or out of it; v. Ensuring development is appropriate and sympathetic to its setting in terms of height, massing, density, materials and night and day visibility; vi. The conservation of both human-made and natural features of architectural, archaeological, artistic and historic interest within it and the requirement to record such features on the Historic Environment Record; vii. Its biodiversity interest; viii. Any disturbance which could harm its archaeological potential; ix. The integrity of the landscape; x. The cumulative impact of successive small scale changes; and xi. The enhancement of existing public access and interpretative opportunities.

Heritage

Development which would lead to substantial harm to, or loss of, the significance of a designated heritage asset, including the contribution to that significance made by its setting will not be permitted, unless – h. This harm is demonstrated necessary to achieve substantial public benefits that cannot otherwise be achieved and which outweigh that harm; or i. The nature of the asset prevents all reasonable uses of the site; and j. No viable use of the asset can be found in the medium term through appropriate marketing that will enable its conservation; and k. Conservation by grant funding or some form of not for profit, charitable or public ownership is demonstrably not possible; and l. The harm or loss is outweighed by the benefit of bringing the site back into use. Development which would lead to less than substantial harm to the significance of a designated heritage asset, including the contribution to that significance made by its setting will be weighed against the public benefits of the proposal including, where appropriate, securing its optimum viable use. Where development would affect the significance of a non-designated heritage asset, a balanced judgement will be made which has regard to the scale of any harm or loss and the significance of the heritage asset. Where material change to a heritage asset has been agreed, recording and interpretation should be undertaken to document and understand the asset's archaeological, architectural, artistic or historic significance. The scope of the recording should be proportionate to the asset's significance and the impact of the development on the asset. The information and understanding gained should be made available for public benefit, as a minimum through the deposition of evidence with the West Berkshire Historic Environment Record. Archaeological archives resulting from investigations in West Berkshire should be deposited in West Berkshire Museum or an appropriate digital depository, with provision made for ongoing conservation, storage, access and interpretation. Proposals for development will be informed by and respond to: m. The nature and potential of heritage assets identified through the West Berkshire Historic Environment Record and the extent of their significance; n. Relevant historic landscape character assessments; o. Other features identified in various settlement character studies including the Newbury Historic Character Study and Conservation Area Appraisals; and p. The West Berkshire Historic Environment Action Plan (HEAP).

Listed Buildings

Proposals for development affecting a Listed Building and/or its setting will be determined in accordance with policy SP9 and will be required to clearly demonstrate: a. Why the proposed development and related works are desirable or necessary; and b. How the significance of the Listed Building and/or its setting will be preserved. Development will not be permitted if applicants fail to provide adequate or accurate detailed information to show the effect on the significance and architectural and historic interest of the Listed Building and/or the contributions made by its setting and any curtilage listed features. Unless justified otherwise, development will not be permitted if it would: i. Adversely affect the character, scale, proportion, design, detailing, or materials used in the Listed Building; or ii. Result in the loss of/or irreversible change to original features or other features of importance or interest; or iii. Harm the setting of the Listed Building. In particular, development should avoid directly, indirectly or cumulatively any of the following: iv. Removal of original walls, stairs, or entrances, or subdivision of large interior spaces; v. Removal, alteration or replacement of structural elements including walls, roof structures, beams and floors; vi. Removal, alteration or replacement of original or historic features such as windows, doors, fireplaces and plasterwork; vii. Repairs or alterations involving materials, techniques and detailing inappropriate to the Listed Building; viii. The unnecessary replacement of traditional feature other than with like for like, authentic or original materials and using appropriate techniques; ix. Extensions to the principal elevation/s of the Listed Building; x. The installation of satellite antennae, solar panels or other renewable energy features that are sited in a prominent location, either on the Listed Building, or within its curtilage.

Registered Parks and Gardens

Proposals for development that could affect designed landscapes identified on the 'Register of Historic Parks and Gardens of Special Historic Interest in England' (Registered Parks and Gardens) will be required to be sensitively designed and clearly demonstrate that great weight has been given to the conservation and significance of the asset and its setting in accordance with policy SP9. Particular regard will be given to the following criteria: a. Its historic character and appearance; b. The integrity of the landscape; c. Prevention of the sub-division of the landscape; d. The cumulative impact of successive small scale changes; e. The conservation of both human-made and natural features of architectural, archaeological, artistic and historic interest within it and the requirement to record such features and deposit the evidence with the Historic Environment Record; f. Its biodiversity interest; and g. The setting, including key views into, through, or out of the park or garden, particularly those which are an integral part of the design. Depending upon the size of the historic park or garden, its current condition, the level of change proposed, and the complexity of the site, the Council may require an appropriate Conservation Management Plan (CMP). The CMP should provide a comprehensive review of the history and development of the site, its current condition and use and the constraints and opportunities that will influence its management, together with a clear plan to for its holistic management over the longer term.

Registered Battlefields

Proposals for development that could affect the Registered Battlefield(s) in Newbury will be required to be sensitively designed and clearly demonstrate that great weight has been given to the conservation and significance of the asset and its setting in accordance with policy SP9. Particular regard will be given to the following criteria: a. Its historic open character and appearance; b. The topographical integrity of the landscape; c. Any disturbance which could harm its archaeological potential; d. The prevention of the sub-division of the landscape; e. The cumulative impact of successive small scale changes; f. The conservation of both human-made and natural features of archaeological and historic interest within it and the requirement to record such features and deposit the evidence with the Historic Environment Record; g. Minimising the impacts from development in its rural setting and along the urban edge of Newbury by ensuring the design is appropriate and sympathetic to its setting in terms of height, massing, density, materials and night and day visibility; h. The provision of new landscape planting where appropriate to maintain and enhance the level of screening/filtering of built development especially on the urban edge of Newbury from views within and surrounding the Registered Battlefield; and i. The enhancement of existing public access and interpretative opportunities. Proposals for development in previously undisturbed areas within the Registered Battlefield and its setting should be subject to appropriate archaeological assessment.

Assets of Archaeological Importance

Proposals for development affecting heritage assets of archaeological interest and their settings will be determined in accordance with policy SP9 and will be expected to clearly demonstrate: a. Why the proposed development and related works are desirable or necessary; and b. How the significance of the assets will be preserved Development may not be permitted if applicants fail to provide adequate or accurate detailed information to show the impact on the nature, extent and significance of the assets. For known assets of archaeological interest, or on land where there is archaeological potential, an appropriate archaeological desk-based assessment will be required which should allow informed decisions to be made about options for mitigating or offsetting that impact. Where appropriate, pre-determination field evaluation may be necessary as a further stage. This is a limited programme of fieldwork to determine the presence or absence of archaeological features, artefacts or ecofacts and their research potential, and to define their character, extent, quality and preservation to enable assessment of significance. Archaeological evaluation may include: i. Non-destructive methods such as geophysical survey, earthwork survey, building survey; ii. Intrusive methods of varying destructive potential such as augering, test pits, trial trenches and fieldwalking; and iii. In the case of buildings, physical intervention such as the removal of modern materials to reveal older fabric. Proposals will be permitted where the proposal accords with other relevant policies and includes: - Provision to preserve the archaeological remains in situ, by sensitive layout and design. This is the preferred outcome for archaeological assets of the highest significance (Scheduled Monuments and those non-designated assets of equivalent significance); and/or - Provision for the investigation and recording of any archaeological remains that cannot or are not required to be preserved, including at least the deposition of evidence with the West Berkshire Historic Environment Record and any archaeological archive with the appropriate depository, in accordance with a detailed Written Scheme of Investigation approved before the start of development.

Conservation Areas

Proposals for development in a Conservation Area, or for development that affects its setting or important views into, out of, across or through the area, will be required to assess and clearly demonstrate how the special character, appearance and significance of the Conservation Area will be preserved or enhanced. Proposals will be determined in accordance with policy SP9 and will be sensitively designed to satisfy the following criteria: a. To respect the overall settlement pattern and its setting as part of the wider landscape; b. To reflect the form and layout of the area including views and vistas into and out of it and the shape and character of spaces contributing to the character of the historic environment, including historic street patterns and their setting; c. To ensure the scale, height, form, massing, and alignment respects the historic and architectural character, including roofscapes of the area, the relationship between buildings and the spaces between them; d. To ensure the nature and quality of materials are appropriate to the locality and complement those of the surrounding area; e. To respect locally distinctive design details that contribute to the area's character such as traditional frontage patterns, vertical or horizontal emphasis, pattern of fenestration, window and door detailing, shopfronts, advertisements, historical or traditional street furniture, traditional surfaces, and boundary treatments; f. To ensure buildings and streets of townscape character, trees, open spaces, walls, fences or any other features are retained where they contribute positively to the character and appearance of the area; g. To ensure it does not generate levels of traffic, parking or other environmental problems which would harm the character, appearance or significance of the area; and h. That the use is appropriate to and compatible with the character, appearance and historic function of the area. Proposals for or involving demolition of existing buildings, walls or other structures which make a positive contribution to the special character or appearance or historic interest of the Conservation Area will not be permitted unless there is clear and convincing evidence that: i. The condition of the building (provided that this is not a result of deliberate neglect) and the cost of repairing and maintaining it in relation to its significance and to the value derived from its continued use, is such that repair is not practical; or ii. The replacement would make an equal or greater contribution to the character and appearance of the Conservation Area; or iii. The development would generate planning benefits that outweigh the harm arising from its loss in accordance with national policy. Where development is acceptable, a record of the current site, building or structure and its context will be required, prior to or during development or demolition, in accordance with an approved Written Scheme of Investigation. Plans for redevelopment or re-use of an area where demolition is proposed must be agreed and a contract for redevelopment signed before the demolition is carried out.

Historic Environment

Positive action will be taken to ensure that opportunities for the conservation and enjoyment of the historic environment are maximised. For example, this will include, but not be limited to: Producing conservation area appraisals and management plans; Maintaining a local list of non-designated heritage assets; and Maintaining a list of local heritage assets which are at risk, but which do not meet the criteria for inclusion on the national Heritage at Risk Register. The historic character, sense of place, environmental quality and local distinctiveness of West Berkshire will also be sustained and enhanced through new development, including promoting heritage-led regeneration where appropriate and delivering public benefits from the District's archaeological resources. Development proposals will be required to conserve and, where appropriate, enhance those aspects of the historic environment which are recognised as being of archaeological, architectural, artistic or historic interest, or of landscape or townscape significance. These heritage assets include: a. Listed Buildings; b. Scheduled Monuments and archaeological sites of national importance; c. Registered Parks and Gardens; d. Registered Battlefields; e. Conservation Areas; f. Buildings, monuments, sites, places, areas and landscapes that have been added to the West Berkshire Local List of Heritage Assets; and g. Other places, spaces, structures and features which may not be formally designated but are recognised as significant elements of West Berkshire's heritage and are positively identified on the West Berkshire Historic Environment Record, or through the development management or other planning processes. Development that has an impact upon a heritage asset, whether designated or non-designated, will be expected to maximise opportunities to preserve, enhance, or better reveal the asset's significance including the contribution to that significance made by its setting, and make a positive contribution to local character and distinctiveness through high standards of design in accordance with policy SP7. Weight will be given to the conservation of the District's heritage assets in a manner according to their importance. Any harm to the significance of a designated or non-designated heritage asset must be justified. All proposals affecting a heritage asset, including its setting, should be accompanied by a 'Statement of Heritage Significance', in accordance with the current guidance from Historic England. For known assets of archaeological interest, or on land where there is archaeological potential, an archaeological desk-based assessment will be required as a minimum. The level of information provided should be proportionate to the scale and nature of the development proposed but should be sufficient to allow an informed assessment of the impact of the proposed development on the significance of the heritage asset. Development which would lead to substantial harm to, or loss of, the significance of a designated heritage asset, including the contribution to that significance made by its setting will not be permitted, unless – h. This harm is demonstrated necessary to achieve substantial public benefits that cannot otherwise be achieved and which outweigh that harm; or i. The nature of the asset prevents all reasonable uses of the site; and j. No viable use of the asset can be found in the medium term through appropriate marketing that will enable its conservation; and k. Conservation by grant funding or some form of not for profit, charitable or public ownership is

Residential Development in the Countryside

Exceptionally, new residential development outside of adopted settlement boundaries will be permitted. These exceptions are solely limited to development which is appropriately designed and located and which satisfies one or more of the following criteria: a. Sites allocated as part of the development plan; b. Sites for Gypsies and Travellers and Travelling Showpeople (policies RSA28, RSA29 and DM20); c. Rural exception housing and/or First Homes exception sites (policies DM16 and DM17); d. The conversion of redundant or disused buildings (policy DM24); e. Housing to accommodate rural workers (policy DM23); f. The extension to or replacement of existing residential dwellings (policies DM25 and DM28); g. The subdivision of existing residential dwellings (policy DM27); h. Student or staff accommodation necessary to meet the reasonable needs and operational requirements of existing educational and institutional sites in the countryside (policy DM38); or i. Limited residential infill in settlements in the countryside with no defined settlement boundary where: i. It is within a closely knit cluster of 10 or more existing dwellings adjacent to, or fronting an existing highway; and ii. The scale of development consists of infilling a small undeveloped plot commensurate with the scale and character of existing dwellings within an otherwise built up frontage; and iii. It does not extend the existing frontage at either end; and iv. The proposed plot size and spacing between dwellings is similar to adjacent properties and respects the rural character and street scene of the locality.

Self and Custom-build Housing

The Council is supportive in principle of schemes which will provide a diverse mix of housing and cater for new and emerging housing models and innovative products, including self-build and custom-build products. Applications for self and custom-build developments will need to demonstrate high-quality design and be sensitive to the characteristics of the local area. Where appropriate, the Council will work with developers, registered providers, landowners and relevant individuals or groups to address identified local requirements for self and custom-build homes as identified in the West Berkshire self and custom-build register.

Specialised Housing

The provision of new specialist forms of housing designed to meet the needs of those with identified support or care needs will be supported where: a. Housing meets a proven locally identified need in the District for the specific housing product being proposed; and b. The location is appropriate, in terms of design, layout, and accessibility of facilities, services and public transport, subject to other policies in the Plan being satisfied. Planning permission for extensions or alterations to existing specialised housing will also be supported where: c. The activities and/or operations associated with the development do not cause unacceptable harm to the amenity of neighbours, through increased noise and disturbance or obtrusive light; and d. Due regard is given to the design of the development, taking into account the needs of the end users, particularly with regard to on site accessible outdoor spaces and provision of a satisfactory outlook for all residents. Proposals for new specialised housing or extensions to existing accommodation, should demonstrate appropriate and evidence-based provision for: i. On-site car and cycle parking; and ii. The storage of mobility scooters and/or wheelchairs. Specialist accommodation development will be sought as an integral part of the mix from the strategic housing allocations at Sandleford Park and North East Thatcham. Affordable housing contribution will be required in accordance with the requirements of policy SP16: Affordable Housing, depending upon whether the accommodation falls within Use Class C2 (residential institutions) or C3 (dwelling house) of the Use Classes Order.

Housing Related to Rural Workers

New dwellings in the countryside related to, and located at or near, a rural business will be supported where the following criteria are satisfied: a. It is proven as essential to the continuing use of land and buildings for agriculture, forestry or a similar land based rural business; b. Detailed evidence is submitted showing the relationship between the proposed housing and the existing or proposed rural business and demonstrating why the housing is required for a full time worker in that location; c. It is demonstrated that there are no suitable alternative dwellings available or that could be made available in that location to meet the need. This includes those being used as tourist or temporary accommodation or existing buildings suitable for residential conversion; d. It is shown why the housing need cannot be met by existing or proposed provision within existing settlement boundaries; e. The financial viability of the business is demonstrated to justify temporary or permanent accommodation; f. The size, location and nature of the proposed dwelling is commensurate with the needs of the business; and well related to existing farm buildings or associated dwellings; g. The development has no adverse impact on the rural character and heritage assets of the area and its setting within the wider landscape, and in accordance with policies SP2 and SP7; and h. No dwelling serving or associated with the rural business has been either sold or converted from a residential use or otherwise separated from the holding within the last 10 years. The act of severance may override the evidence of need. Where a new dwelling is essential to support a new rural business, temporary accommodation will be sought for the first 3 years. Any permission will be subject to a condition restricting the use of the property to persons employed within the rural business. Agricultural Occupancy conditions will be retained unless demonstrated through robust evidence that there is no current or possible renewed need for the foreseeable future, that appropriate marketing has been undertaken and that it cannot meet an existing local housing need.

Conversion of Existing Redundant or Disused Buildings in the Countryside to Residential Use

The conversion of existing redundant or disused buildings in the countryside to residential use will be supported provided that the following criteria are satisfied: a. The proposal involves a building that is structurally sound and capable of conversion without substantial rebuilding, extension or alteration; b. The applicant can prove the building is genuinely redundant or disused; c. Any internal and external changes do not harm the significance of a heritage asset in accordance with policies SP9 and DM11; d. The proposal respects and retains the character, fabric and distinctive features of the building and uses matching materials where those materials are an essential part of the character of the building and locality; e. The site and location is suitable for residential use and gives a satisfactory level of amenity for occupants; f. It has no adverse impact on rural character; g. The existing vehicular access is suitable in landscape terms for the use proposed; h. The creation of the residential curtilage would not be visually intrusive, have a harmful effect on the rural character of the site, or its setting in the wider landscape; and i. The impact on any protected species is assessed and appropriate avoidance and mitigation measures are implemented to ensure any protected species are not adversely affected. There will be a presumption against permission being granted for replacement building(s) pursuant to a change to a residential use established under this policy.

Residential Extensions

The principle of the extension of existing permanent dwellings will be supported. In the National Landscape and its setting particular regard will be given to the impact of proposals on the special qualities and natural beauty of the landscape in accordance with policy SP2. An extension, including alterations, or erection of an outbuilding will be permitted where the proposal complies with the following criteria: a. The scale of the enlargement or outbuilding is clearly subservient to the original dwelling; b. It is of a high quality design, in accordance with policy SP7, which conserves and enhances the character and local distinctiveness of the surrounding area in accordance with policy SP8; c. It does not harm the setting of the existing dwelling and the space occupied within the plot boundary; d. It does not harm the historic and/or architectural interest of the existing dwelling; e. The use of materials is appropriate within the local architectural context; f. It is not overbearing or of a form which would be detrimental to the amenity of nearby residents by virtue of loss of outlook, daylight, sunlight and / or privacy in accordance with policy DM30; g. The windows are appropriate in terms of number, architectural style and type, position, size and proportion, extent of opening and need for obscure glazing; h. Following construction of the extension, sufficient space is available for on-site vehicular parking in accordance with policy DM44 in a way that does not detract from the character and appearance of the area; i. It enables for the retention and provision of high quality useable private amenity space in accordance with policy DM30; j. It would not result in adverse impacts on trees (including their roots and canopy spread) on and off site, in accordance with policy DM15. Trees should be retained where possible; and k. The proposal conserves and enhances biodiversity, in accordance with policy SP11. Proposals for residential annexes will also need to be in accordance with policy DM29.

Residential Annexes

Proposals for residential annexes will be supported where the following criteria are satisfied: i. It is in accordance with policy DM28; ii. It has either a clear physical and/or functional link to the main dwelling; iii. If it is detached, it has a close spatial relationship with the main dwelling with satisfactory shared access, vehicular parking, utilities and garden space; and iv. It is designed so that it can continue to be used as an ancillary and subordinate part to the main dwelling without creating an independent and/or separate planning unit at any time. Where proposals are considered acceptable, a condition will be applied to restrict occupation of the annexe to a person dependent upon an occupant of the main dwelling. Permitted development rights may also be removed and/or a legal agreement may be necessary to make the development acceptable in planning terms.

Residential Amenity

All development will be required to provide and/or maintain a high standard of amenity for existing and future users of land and buildings. When considering the impact on the living conditions of existing and proposed residential dwellings, development proposals will be supported where there is no unacceptable harm in terms of the following criteria: a. Any significant loss of daylight and/or sunlight to land and buildings; b. Any significant overlooking of land and buildings that results in a harmful loss of privacy; c. Development resulting in an undue sense of enclosure, overbearing impact, or a harmful loss of outlook; and d. Noise, dust, fumes and odours. In addition, all new residential development will be expected to include the provision of the following: i. Functional amenity space of a quality and size to meet the needs of the occupants; ii. Internal accommodation of an adequate size and layout relative to the intensity of occupation envisaged; iii. Natural light in all habitable rooms of the proposed development; iv. A garden size which is at least a minimum of 10.5 metres in depth, where possible; and v. A minimum distance of 21 metres between directly facing windows, serving habitable rooms.

First Homes Exception Sites

First Homes exception sites, suitable for first-time buyers which offer affordable housing, will be supported adjacent to existing settlements with a settlement boundary in the spatial areas of Newbury/Thatcham and the Eastern Area subject to satisfying the following criteria: a. The site is proportionate in size to the scale of the adjacent existing settlement; b. Development is not located within and does not compromise the natural beauty or specific qualities of the National Landscape or other assets of particular importance; c. Any development of market homes included on the site is small in proportion to the total number of dwellings and is essential to enable grant funding of the First Homes on the site; d. Dwellings delivered will be subject to restrictions that limit occupation to those in affordable housing need, with those in a designated rural area subject to additional restrictions that afford priority to households with a local connection; and e. The mix of dwellings provided reflects the local housing needs of first-time buyers and/or renters, subject to consideration of site character, context and development viability. It is expected that First Homes exception schemes will deliver 100% affordable housing. In some cases, a proportion of market housing may be acceptable where this enables the closing of a funding gap for the delivery of affordable housing within the scheme. The market homes should be integrated with the affordable homes to form a single scheme. Where market housing is being used to financially support a First Homes exception scheme, the following evidence is needed: i. A financial appraisal demonstrating the viability of the scheme and the financial relationship between open market and affordable housing; ii. The measures being taken to ensure the use of affordable housing is to meet local needs in perpetuity; and iii. The relationship of open market housing to meeting local need, in terms of location, design, visual character, and type of accommodation.

Rural Exception Housing

Small scale rural exception housing schemes will be supported adjacent to rural settlements to meet a local housing need. Such schemes will be expected to be in response to a need identified through a local needs survey for a parish or group of parishes. The affordable housing within the scheme will be required to remain affordable in perpetuity. It is expected that rural exception housing schemes will deliver 100% affordable housing. In some cases, a proportion of market housing may be acceptable where this enables the closing of a funding gap for the delivery of the affordable housing within the scheme. The market homes should be integrated with the affordable homes to form a single scheme. Where market housing is being used to financially support a rural exception housing scheme, the following detailed evidence is required: a. A financial appraisal demonstrating the viability of the scheme and the financial relationship between open market and affordable housing; b. The measures being taken to ensure the use of the affordable housing is to meet local needs in perpetuity; and c. The relationship of open market housing to meeting local need, in terms of location, design, visual character, and type of accommodation.

Gypsies, Travellers and Travelling Showpeople

The Council will meet the identified permanent and transit need for Gypsies, Travellers and Travelling Showpeople by allocating land for pitches and/or plots. Existing authorised sites for Gypsy and Travellers and Travelling Showpeople will be safeguarded for use by Gypsy and Travellers and Travelling Showpeople, unless acceptable replacement accommodation/pitches/plots can be provided. This is to ensure that there remains a good supply of pitches and plots in the District. Permanent Gypsy and Traveller sites and sites for Travelling Showpeople will be developed: a. On sites allocated in policies RSA28 and RSA29; b. As expansions to existing authorised Gypsy and Traveller and Travelling Showpeople sites, unless in conflict with criterion d; c. On sites located in, or well related to, existing settlements; or d. When in rural settings, ensuring the scale of the site(s) do not dominate the nearest settled community, whether singly or cumulatively with any other Gypsy and Traveller, and Travelling Showpeople sites. Isolated locations in the countryside should be avoided. Where possible sites will be on previously developed land. The Council will seek compatibility of use with that of the surrounding land use and promote the integrated co-existence between the site and the settled community, including adequate levels of privacy and residential amenity both within the site and with neighbouring occupiers. Proposals for development should satisfy the following criteria: i. Site planning will be landscape-led and development will be in accordance with policies SP7 and SP8; ii. Ensure each pitch can accommodate space for a mobile home and touring caravan, parking, and if to be provided, a day room/amenity building. Provision will be made for play and residential amenity space. A layout plan shall be submitted with a planning application to demonstrate how the site and each pitch is laid out; iii. Provide safe access with appropriate turning space(s); iv. The development would not generate traffic of a type or amount that would result in substantial harm to local roads, and/or would require improvements that would adversely affect the character and nature of such roads. A Transport Assessment or Transport Statement should accompany a planning application, which would also detail appropriate mitigation; v. The site has easy access to local services including public transport, shops, schools and health services; vi. Measures to improve accessibility by, and encourage use of, non-car transport modes including internal walking routes linked to any existing Public Rights of Way network are provided. These measures should be set out in a Travel Plan for the site; vii. Development avoids areas of high flood risk and if required provide a Flood Risk Assessment, in accordance with policy SP6; viii. It is demonstrated that surface water will be managed in a sustainable manner through the implementation of Sustainable Urban Drainage Methods (SuDS), in accordance with policy SP6; ix. Adequate and appropriate infrastructure is provided for the supply of electricity and water, facilities for drainage and waste disposal; x. Development will be informed by an Ecological Impact Assessment (EcIA). Appropriate avoidance and mitigation measures will need to be implemented to ensure any designated sites and/or protected habitats and or species are not adversely affected; and xi. Development will not harm the value of any heritage assets and their setting and proposals will be in accordance with policy SP9. Proposals for Travelling Showperson sites will be required to satisfy the above criteria and additionally demonstrate that the site is appropriately designed to accommodate the storage and maintenance of show equipment and associated vehicles.

Retention of Mobile Home Parks

Proposals that would result in the loss of a mobile home park site either in part or full (as shown on the Policies Map), will not permitted unless it will provide 100% affordable housing which will meet locally identified needs.

Residential Use of Space above Non-residential Units

The Council will support proposals related to the conversion of existing space or provision of additional space above non-residential units that provide a net increase in housing and: a. Are consistent with the prevailing height and form of neighbouring properties and the overall street scene; b. Are well designed and meet the appropriate space standards; and c. Maintain safe access and egress for occupier. Where the proposal relates to the addition of residential space or the conversion of existing non-residential space to residential space under permitted development rights, the development should: i. Be well designed and meet the appropriate space standards; and ii. Meet the conditions and limitations of the Town and Country Planning (General Permitted Development) Order 2015 (as amended), including the need to apply for Prior Approval.

Replacement of Existing Dwellings in the Countryside

The replacement of an existing dwelling of permanent construction in the countryside with another dwelling will be supported providing that the following criteria are satisfied: a. The existing dwelling is not subject to a condition limiting the period of use as a dwelling; b. The replacement dwelling is located on the footprint of the existing building unless alternative siting has a positive benefit on the impact on the countryside or other environmental benefits can be demonstrated; c. The replacement dwelling is proportionate in size and scale to the existing dwelling, uses appropriate materials and sustainable technologies in accordance with policy SP7, and does not have an adverse impact on: d. The character and local distinctiveness of the rural area; e. Individual heritage assets and their settings; f. Its setting within the wider landscape; g. There is no extension of the existing curtilage, unless it is necessary to provide additional parking or amenity space to be consistent with dwellings in the immediate vicinity; h. Where the existing dwelling forms part of an agricultural or other land based rural business and is an essential part of that business, the replacement dwelling must continue to perform the same function. An occupancy condition may be applied; and i. The impact on any protected species is assessed and appropriate avoidance and mitigation measures are implemented to ensure any protected species are not adversely affected.

Extension of Residential Curtilages in the Countryside

Extensions to existing residential curtilages in the countryside will only be supported where it can be shown that there is no adverse impact on the character and local distinctiveness of the rural area, the setting of the property within the wider landscape or encroachment on the rural area, public rights of way and on the amenity of local residents. Proposals will be supported where: a. It is required to provide parking in the interests of highway safety in accordance with policy DM44; and/or b. To realign a garden boundary or extend a garden to achieve a similar level of provision to other dwellings in the immediate area. Applications should be accompanied by details which satisfactorily demonstrate the following: i. The boundary treatment of the extended curtilage is appropriate for the site and its rural surroundings; ii. All new hard surfacing, ground moulding or landscaping are in character with the surrounding area; and iii. The forming of any new entrances or gateways, complete with visibility splays, do not result in the significant loss of landscape features or harm the character of the rural highway. The integrity of banks, hedges, walls and roadside trees should be maintained.

Sub-division of Existing Dwellings in the Countryside

The sub-division of an existing dwelling of permanent construction in the countryside into two or more residential units will be supported providing that the following criteria are satisfied: a. It is not subject to a condition restricting its use to ancillary accommodation; b. It is appropriate to the site, locality and surrounding area in terms of land use, design, size and scale; c. It would not require significant extensions, including alterations and outbuildings, which would have a detrimental impact on the character and appearance of the original building or surrounding area; d. Any internal or external changes do not harm the significance of a heritage asset or its setting in accordance with policy SP9; e. The internal accommodation is adequate in terms of size and layout relative to the intensity of occupation envisaged and complies with residential space standards; f. It does not have an adverse impact on any neighbouring residential or other uses, including in terms of privacy, outlook, daylight and sunlight and it should not have an overbearing effect in accordance with policy DM30; g. Following sub-division, sufficient space is available for vehicular access, car parking, amenity space and facilities for refuse storage on-site in a way that does not detract from the character and appearance of the site and the area; h. It does not involve the inappropriate sub-division of existing curtilages to a size below that prevailing in the area, taking account of the need to retain and enhance mature landscapes; and i. It does not have an adverse impact on the character and local distinctiveness of the rural area and its setting within the wider landscape. Particular regard will also be had to the accessibility of the new development based around the site's location and its relationship to the settlement hierarchy set out in policy SP3, including its accessibility to shops, services and facilities.

Land adjacent to Bath Road and Dorking Way, Calcot

a. The provision of approximately 35 dwellings, with a mix that includes flatted development and smaller houses; b. The site will be accessed from Dorking Way, with additional pedestrian access provided which links into existing pedestrian and cycle links and the new residential development at Bath Road, Calcot; c. The scheme will be supported by a Flood Risk Assessment (FRA) (a small part of the western edge of the site is within a surface water flood risk area) which will inform necessary mitigation measures; d. Informed by an Ecological Impact Assessment (EcIA). Appropriate avoidance and mitigation measures will need to be implemented, to ensure any designated sites and /or protected habitats and/or species are not adversely affected; e. Informed by a noise and air quality survey which will advise on appropriate mitigation measures given the proximity of the site to the M4, the A4 Bath Road and the railway; f. Comprises a development design and layout in line with policy SP7 that will: i. Be designed to integrate with the adjoining residential built form; ii. Be based upon good acoustic design, to ensure a good standard of amenity for the occupants; and iii. Include street trees along all boundaries of the site, with additional planting along the boundary with the A4 Bath Road; g. The development design will respond positively to the challenge of climate change and be designed for climate resilience, including maximising the efficient use of sustainable technologies, resources, materials and solar gain, in accordance with policy SP5; h. The site lies within a Mineral Safeguarding Area and so consideration of policy 9 of the West Berkshire Minerals and Waste Local Plan will be required; and i. A Construction and Operations Management Plan (COMP) should accompany any planning application on the site. The COMP will safeguard the oil pipeline from operational works, including the provision of an appropriate buffer.

Land between A340 and The Green, Theale

a. Provision of approximately 100 dwellings with an emphasis on family housing; b. The site will be accessed from The Green, with options for other accesses in relation to any committed Lakeside scheme being explored; c. The scheme will be supported by a noise and air quality survey which will advise on appropriate mitigation measures; d. A Flood Risk Assessment (FRA) will be required that includes the consideration of the groundwater emergence zone and the two small areas of surface water flood risk on the site. The FRA will advise on any necessary mitigation; e. The site will be developed in accordance with the Landscape Capacity Assessment (2015) and will include: i. Limiting the western extent of the developable area to tie in with the outer extent of the school grounds and the approved Lakeside development; ii. The retention of an open landscape buffer between the edge of the village, Englefield Park and the boundary of the National Landscape in order to enhance the gateway to the village and assist in screening; iii. The provision of woodland copses and open grassland within the landscape buffer which will be retained outside the settlement boundary for Theale; and iv. The retention and enhancement of existing tree planting along the road network around the site, in order to help soften and screen the development in views from the north; f. The scheme will comprise a development design and layout in line with policy SP7 that will be further informed by a full detailed Landscape and Visual Impact Assessment (LVIA) and will take account of the committed development at South Lakeside or any subsequent scheme that comes forward for the Lakeside sites; g. The scheme will be informed by an Ecological Impact Assessment (EcIA). Appropriate avoidance and mitigation measures will need to be implemented, to ensure any designated sites and /or protected habitats and/or species are not adversely affected; h. The development design will respond positively to the challenge of climate change and be designed for climate resilience, including maximising the efficient use of sustainable technologies, resources, materials and solar gain, in accordance with policy SP5; i. The site lies within a Mineral Safeguarding Area and so consideration of policy 9 of the West Berkshire Minerals and Waste Local Plan will be required; j. A Construction and Operations Management Plan (COMP) should accompany any planning application on the site. The COMP will safeguard the oil pipeline from operational works, including the provision of an appropriate buffer; k. The scheme will be informed by the archaeological assessment already undertaken of the site; and l. The scheme will conserve the listed milestone in the north east corner of the site and enhance its setting.

Whitehart Meadow, Theale

a. The provision of approximately 40 dwellings, in a low density scheme (30dph) that provides a mix of dwelling sizes and types; b. The site will be developed in accordance with the Landscape Sensitivity and Capacity Assessment (2021). The scheme will comprise a development design and layout in line with policy SP7, that will be further informed by a full detailed Landscape and Visual Impact Assessment (LVIA), and will include the following measures: i. Development will not extend beyond the north-east of the High Voltage Power Lines, nor beyond the stream to the south. The area beyond is to be undeveloped, apart from the access road, to retain the open character between Theale and Calcot. The siting of development will be in accordance with National Grid's publications 'A Sense of Place' and 'Development near overhead power lines'; ii. Development will be limited to two storeys in height; iii. Development will create a positive interface with the adjacent public open space, to the west, allowing integration between the development and open space; iv. Tree planting throughout the development to break up the built form, and on the north eastern edge of the site will be provided and will retain the wooded view as visible from the National Landscape. Planting should maintain and contribute to the screening and integration of the adjacent M4 motorway; v. Sulham Brook will be incorporated as a feature of GI. c. Access to the site will be provided from the High Street; d. Measures will be provided to mitigate the impact of development on the local road network. A Transport Assessment will be required; e. Main internal walking and cycle routes for the site will be provided and will be linked to existing routes including the Public Rights of Way network; f. Measures will be included to improve accessibility by, and encourage use of, non-car transport modes. These measures will be set out in a Travel Information Pack; g. A Flood Risk Assessment (FRA) will be required given the size of the site, proximity to Flood Zone 2, surface water pooling, and high ground water; h. No development will be permitted within Flood Zone 2, including highly vulnerable development; i. A Surface Water Drainage Strategy will be required. The design of SuDS schemes must take into account the high groundwater table. 'Natural' vegetated SuDS (such as green roofs, swales and ponds) will be preferred over 'hard engineered' and below ground SuDS; j. The FRA and surface water drainage strategy should demonstrate wider betterment by demonstrating measures which can be put in place to contribute to a reduction in flood risk downstream; k. Sulham Brook is a main river. A buffer of at least 10 metres will be provided and maintained between the riverbank and any built structures, on either side of the riverbank. It will need to be demonstrated that development would not result in adverse impacts on the springs arising from the chalk that feeds the brook; l. An Ecological Impact Assessment (EcIA) will be required. Appropriate avoidance and mitigation measures will need to be implemented, to ensure any designated sites and/or protected habitats and/or species are not adversely affected. Such a survey will cover the potential impacts from the direct loss of habitats in the footprint of the development and indirect impacts such as changes in the groundwater; m. The scheme will be informed by an archaeological desk based assessment as a minimum and field evaluation if required to assess the historic environment potential of the site; n. The scheme will be informed by a noise and air quality survey which will advise on appropriate mitigation measures given the proximity of the site to the M4 and to the A4; o. The scheme will be informed by an desk based assessment (as a minimum) detailing the likelihood and extent of land contamination, followed by, where necessary, an intrusive investigation and undertaking of appropriate remediation measures. Further monitoring may be required depending on the nature of contamination and remediation; p. The development design will respond positively to the challenge of climate change and be designed for climate resilience, including maximising the efficient use of sustainable technologies, resources, materials and solar gain, in accordance with policy SP5; and q. The site lies within a Mineral Safeguarding Area and so consideration of policy 9 of the West Berkshire Minerals and Waste Local Plan will be required.

Former Theale Sewage Treatment Works, Theale

a. The provision of approximately 60 dwellings, in a low density scheme that provides a mix of dwelling sizes and types; b. The site will be developed in accordance with the Landscape Sensitivity and Capacity Assessment (2021). The scheme will comprise a development design and layout in accordance with policy SP7, that will be further informed by a full detailed Landscape and Visual Impact Assessment (LVIA), and will include the following measures: i. Development will not extend beyond the north-east of the High Voltage Power Lines. The area beyond is to be undeveloped, to retain the open character between Theale and Calcot, within the National Landscape. The siting of development will be in accordance with National Grid's publications 'A Sense of Place' and 'Development near overhead power lines'; ii. Development will be limited to two storeys in height; iii. Development will create a positive interface with the adjacent public open space, to the south, off Woodfield Way, allowing integration between the development and open space. Development will be orientated to face the public open space, to enable integration; iv. Tree planting throughout the development to break up the built form, and on the north eastern edge of the site to screen views from the National Landscape; and v. Retain a landscape buffer of a minimum of 15 metres to Blossom Lane and the footpath (THEA/5/1); c. The site will be accessed from Blossom Lane; d. Measures will be provided to mitigate the impact of development on the local road network. A Transport Assessment will be required; e. Main internal walking and cycle routes for the site will be provided and will be linked to existing routes including the Public Rights of Way network; f. Measures will be included to improve accessibility by, and encourage use of, non-car transport modes. These measures will be set out in a Travel Plan; g. A Flood Risk Assessment (FRA) will be required, given the size of the site, the proximity to Flood Zone 2, pockets of surface water pooling within the centre of the site, and the high groundwater level; h. No development will be permitted within Flood Zone 2, including highly vulnerable development;

Land adjoining Lynch Lane, Lambourn

The site, as shown on the indicative map, will be required to be developed in accordance with the following parameters: a. The provision of approximately 15 dwellings to be delivered at a low density in keeping with the surrounding area. The scheme will reflect the existing settlement pattern and take the form of a linear development fronting Lynch Lane; b. Access will be provided from Lynch Lane. The existing frontage hedgerow should be retained and enhanced as much as possible as part of the design and so proposals should allow for a maximum of three access points from Lynch Lane. To achieve sight lines of 2.4 x 43 metres, these will need to serve more than one dwelling; c. Opportunities should be taken to enable linkages to connect to existing footways along Lynch Lane; d. Measures will be included to improve accessibility by, and encourage use of, non-car transport modes. These measures will be set out in a Travel Information Pack; e. The site lies within the hydrological catchment of the River Lambourn SSSI/SAC and the development must demonstrate nutrient neutrality. A Habitats Regulations Assessment will be required to accompany any future planning application. This will be supported by an appropriate Nutrient Neutrality Assessment and Mitigation Assessment. Mitigation required will need to be operational and in place prior to any nutrient pollution being discharged; f. Infiltration from groundwater into the network has been identified as a strategic issue within Lambourn; therefore development on the site will connect to the mains sewerage system; g. Development will be informed by an Ecological Impact Assessment (EcIA). Appropriate avoidance and mitigation measures will need to be implemented, to ensure any designated sites and/or protected habitats and/or species are not adversely affected. The final developable area of the site could therefore reduce; h. To ensure the provision of an appropriate buffer for the River Lambourn SSSI/SAC, no development on the site will take place within 15m of the outer edge of Flood Zone 2; i. The scheme will comprise a development design, layout and capacity that is in line with policy SP7 and in accordance with the Landscape Sensitivity Assessment (2011), and will be further informed by a full detailed Landscape and Visual Impact Assessment (LVIA); j. The design of the development will respond positively to the challenge of climate change and be designed for climate resilience, including maximising the efficient use of sustainable technologies, resources, materials and solar gain, in accordance with policy SP5; and k. Development should be informed by an archaeological desk based assessment as a minimum and field evaluation if required to assess the historic environment potential of the site. A pre-determination evaluation will be required.

Land at Newbury Road, Lambourn

The site, as shown on the indicative map, will be required to be developed in accordance with the following parameters: a. The provision of approximately 5 individually designed dwellings to be delivered at a low density in keeping with the surrounding area. The scheme will reflect the existing settlement pattern and take the form of a linear development fronting Newbury Road; b. The scheme will be developed in accordance with the Landscape Capacity Assessment (2015) with development contained on the lower ground and the provision of a native hedge with hedgerow trees to contain the housing; c. The development design and layout will be in accordance with policy SP7 and be further informed by a full detailed Landscape and Visual Impact Assessment (LVIA); d. The design of the development will respond positively to the challenge of climate change and be designed for climate resilience, including maximising the efficient use of sustainable technologies, resources, materials and solar gain, in accordance with policy SP5; e. Individual accesses will be provided from Newbury Road in keeping with the adjacent pattern. Given the topography of the site the design of individual access points/driveways will need to be carefully considered; f. The scheme will be informed by a Flood Risk Assessment (FRA) which will take account of all potential sources of flood risk, including groundwater emergence. As part of the FRA consideration will also be given to the provision of SuDS on the site, along with appropriate mitigation measures to protect the River Lambourn Site of Special Scientific (SSSI)/Special Area of Conservation (SAC) e.g. possibly petrol/oil receptors; g. The site lies within the hydrological catchment of the River Lambourn SSSI/SAC and the development must demonstrate nutrient neutrality. A Habitats Regulations Assessment will be required to accompany any future planning application. This will be supported by an appropriate Nutrient Neutrality Assessment and Mitigation Assessment. Mitigation required will need to be operational and in place prior to any nutrient pollution being discharged; h. Infiltration from groundwater into the network has been identified as a strategic issue within Lambourn; therefore development on the site will connect to the mains sewerage system; i. Development will be informed by the archaeological assessment already undertaken of the site; and j. Development will be informed by an Ecological Impact Assessment (EcIA). Appropriate avoidance and mitigation measures will need to be implemented to ensure any designated sites and/or protected habitats and/or species are not adversely affected.

Land north of Pangbourne Hill, Pangbourne

The site, as shown on the indicative map, will be required to be developed in accordance with the following parameters: a. The provision of approximately 25 dwellings, in a low density scheme; b. Access to the site will be provided via Sheffield Close, off Pangbourne Hill; c. Measures will be provided to mitigate the impact of development on the local road network. A Transport Assessment will be required. The following elements shall be undertaken to inform the Transport Assessment: i. Updated speed surveys fronting the access onto Pangbourne Hill, with any required adjustments to sight lines provided; ii. Junction 10 PICADY traffic model submitted for the access onto Pangbourne Hill and for the Pangbourne Hill/A340 junction. d. Internal walking and cycle routes for the site will be provided and will be linked to existing routes; e. Measures will be included to improve accessibility by, and encourage use of, non-car transport modes. These measures will be set out in a Travel Information Pack; f. The scheme will be informed by a full detailed Landscape Visual Impact Assessment (LVIA) which takes account of the Landscape Sensitivity and Capacity Assessment (2020) (LSCA). The proposals will include the following measures: i. To ensure it is not visually prominent, development will be limited to the lower slopes on the eastern side of the site only, adjacent to Riverview Road; and ii. No development shall be located on the elevated upper slopes in order to conserve and enhance the National Landscapes of both the North Wessex Downs and the Chilterns. This part of the site will be retained as a landscape buffer which will remain outside the settlement boundary; g. An arboricultural survey will be required to inform the delivery of the site, to take into account the protected trees adjacent to the site on the eastern side; h. Development proposals for the site will be supported by a Flood Risk Assessment, in accordance with policy SP6. The FRA will need to take into account all potential sources of flood risk, including surface water flooding, and will advise on any appropriate mitigation measures; i. Development will be informed by an Ecological Impact Assessment (EcIA). Appropriate avoidance and mitigation measures will need to be implemented, to ensure any designated sites and/or protected habitats and/or species are not adversely affected; j. Development will be informed by an archaeological desk based assessment as a minimum and field evaluation if required to assess the historic environment potential of the site; k. The development design will respond positively to the challenge of climate change and be designed for climate resilience, including maximising the efficient use of sustainable technologies, resources, materials and solar gain, in accordance with policy SP5.

Land North of Southend Road, Bradfield Southend

The site, as shown on the indicative map, will be required to be developed in accordance with the following parameters: a. The provision of approximately 20 dwellings, in a low density scheme that provides a mix of dwelling sizes and types appropriate for the local area; b. Access to the site will be provided from Southend Road, subject to an assessment of the impact on existing trees; c. A Flood Risk Assessment (FRA) will be required to inform the delivery of the site as the site lies adjacent to an area of surface water flood risk (watercourse to the north of the site). This FRA will also inform mitigation measures including the provision of SuDS; d. An Ecological Impact Assessment (EcIA) will be required. Appropriate avoidance and mitigation measures will need to be implemented, to ensure any designated sites and/or protected habitats and/or species are not adversely affected; e. An arboricultural survey will be required to inform the delivery of the site, to take into account the protected trees present on the eastern boundary; f. Appropriate landscaping will be provided along the northern boundary, responding positively to the existing tree belt to the north of the site, on the eastern boundary and with new planting on land at Stretton Close; g. The development design and layout will be in line with policy SP7 and be further informed by a full detailed Landscape and Visual Impact Assessment (LVIA); h. Measures will be included to improve accessibility by, and encourage use of, non-car transport modes. This will be set out in a Travel Information Pack; i. Main internal walking and cycle routes for the site will be provided and will be linked to existing routes; j. The design of the development will respond positively to the challenge of climate change and be designed for climate resilience, including maximising the efficient use of sustainable technologies, resources, materials and solar gain, in accordance with policy SP5; and k. The southern quarter of the site lies within a Mineral Safeguarding Area and so consideration of policy 9 of the West Berkshire Minerals and Waste Local Plan will also be required.

Land at Chieveley Glebe, Chieveley

The site, as shown on the indicative map, will be required to be developed in accordance with the following parameters: a. The provision of up to 15 dwellings to be delivered at a low density in keeping with the surrounding area. The scheme will reflect the existing settlement pattern and take the form of a linear development fronting East Lane; b. Access will be provided from East Lane. The existing frontage hedgerow should be retained and enhanced as much as possible as part of the design and so proposals should allow for a maximum of three access points from East Lane. To achieve sight lines of 2.4 x 43 metres, these will need to serve more than one dwelling; c. Opportunities should be taken to enable linkages to connect to existing footways along East Lane; d. Measures will be included to improve accessibility by, and encourage use of, non-car transport modes. These measures will be set out in a Travel Information Pack; e. The development design and layout will be further informed by a full detailed Landscape and Visual Impact Assessment (LVIA); f. The scheme will be informed by an Ecological Impact Assessment (EcIA). Appropriate avoidance and mitigation measures will need to be implemented to ensure any designated sites and/or protected habitats and/or species are not adversely affected; g. The development design and layout will be further informed by a Heritage Impact Assessment. The development will protect and enhance the special architectural and historic interest of the Chieveley Conservation Area, with particular attention paid to the western end of the site adjoining the boundary of the Grade II listed the Old House; h. Development will be informed by an archaeological desk-based assessment as a minimum and field evaluation if required to assess the historic environment potential of the site; i. Development of the site provides an opportunity to be able to establish a burial ground at the western end of the site adjoining the boundary of the Grade II listed the Old House. Further consideration will be required at the planning application stage in order to determine the detailed layout of this area; j. Development proposals should explore the opportunity to provide a footpath link to Chieveley recreation ground from the western part of the site adjoining the boundary of the Grade II listed the Old House; k. The site lies within the hydrological catchment of the River Lambourn SSSI/SAC and the development must demonstrate nutrient neutrality. A Habitats Regulations Assessment will be required to accompany any future planning application. This will be supported by an appropriate Nutrient Neutrality Assessment and Mitigation Assessment. Mitigation required will need to be operational and in place prior to any nutrient pollution being discharged; l. The development design will respond positively to the challenge of climate change and be designed for climate resilience, including maximising the efficient use of sustainable technologies, resources, materials and solar gain, in accordance with policy SP5; and m. The scheme will be supported by a Flood Risk Assessment that will include the consideration of surface water flooding and will advise on any appropriate mitigation measures.

Pirbright Institute Site, High Street, Compton

A Supplementary Planning Document (SPD) has been adopted for the site and this sets out a detailed framework to guide its future development. The SPD can be found at http://www.westberks.gov.uk/spd. The site, as shown on the indicative map, is to be comprehensively redeveloped delivering a residential led mixed-use scheme with a mix of employment floorspace, green infrastructure and community uses in accordance with the adopted SPD. Redevelopment of the site should incorporate an appropriate mix of uses which responds to the character and function of the village, as well as the wider landscape. In addition, the development will be delivered in accordance with the following parameters: a. The development will be residential-led with the provision of approximately 140 dwellings, delivering an appropriate mix of dwelling sizes and types which conserve and enhance the character of Compton. An element of employment floorspace will be replaced within the site; b. A local lettings policy should be explored for the site to allow a percentage of the affordable housing provision to be reserved for people with local needs; c. Should the hostel site (off Churn Road) come forward for development in a timely manner with the allocated site, it must form an integrated element of the developable area; d. The overall density of the site will reflect the character of Compton. The northern part of the developable area (known as Area B) will be built to a lower density than the southern part (known as Area C) so as to reflect the built form pattern on the northern edge of the village and to prevent an adverse impact on the National Landscape; e. The existing access from the High Street will form the main access to the development with potential for a minor access from Churn Road. The rural character of Churn Road and Hockham Road will be retained and highway improvements should therefore be limited; f. Improvements will be necessary to the footways that front the site onto the High Street and additional pedestrian and cycle routes could be provided onto Hockham Road; g. Footpath and bridleway links will be created throughout the site to improve connectivity with the wider existing network and to provide linkages between the village centre and the site. The opportunity to reinstate the former east/west public footpath through the site should be reinstated and the adjacent line of trees and remnants of the hedgerow should be retained. If feasible, access for residents to Compton Primary School and/or The Ilsleys Primary School should be provided; h. A phase 1 contamination report and a preliminary risk assessment will be required and may lead to subsequent reports being required. In order to ensure a safe development, the site must be remediated to the appropriate level for the proposed land uses. Any remediation will need to take into account any plans or preferences for infiltration SuDS infrastructure in the proposed development; i. The scheme will be informed by an Ecological Impact Assessment (EcIA). Appropriate avoidance and mitigation measures will need to be implemented, to ensure any designated sites and/or protected habitats and/or species are not adversely affected; j. Informed by an archaeological desk based assessment as a minimum and field evaluation if required to assess the historic environment potential of the site; k. A Flood Risk Assessment (FRA) will be required that should cover infiltration testing and details of SuDS to be implemented, together with groundwater modelling. A sequential approach to development on the site will be followed: i. No development will be permitted within Flood Zones 2 and 3, including essential infrastructure and water compatible development; ii. In accordance with the Flood Risk Study (2012) only less vulnerable land uses, water compatible or critical infrastructure development (in accordance with the NPPF) would be appropriate below the 103m AOD line, and more vulnerable land uses above this line, unless detailed modelling indicates otherwise; iii. Detailed modelling of the River Pang which runs to the south of the site will be required to inform development proposals, including the latest Climate Change Allowances; l. Land to the north of the site (known as Area A) will be restored and enhanced to make a significant positive contribution to the landscape character and local distinctiveness of the open downland landscape of the National Landscape. This area will be retained outside of the settlement boundary for Compton. The landform will be carefully modified to remove incongruous features, as informed by the Landscape Framework (2012); and m. The site will comprise a development design and layout that is in accordance with the adopted SPD for the site and policy SP7 and is informed by a full detailed Landscape and Visual Impact Assessment (LVIA). This will include the protection of the area to the north (known as Area A) as outlined above and the retention of the cricket ground (as a community use) as green infrastructure. The scheme will also conserve and enhance the special architectural and historic interest of the Compton Conservation Area and protect its setting. The design of the development will also respond positively to the challenge of climate change and be designed for climate resilience, including maximising the efficient use of sustainable technologies, resources, materials and solar gain, in accordance with policy SP5.

Land west of Spring Meadows, Great Shefford

The site, as shown on the indicative map, will be required to be developed in accordance with the following parameters: a. The provision of approximately 15 dwellings in a scheme that provides a mix of dwelling types appropriate to the local area; b. Access to the site will be provided from Spring Meadows. A footway will need to be provided from the development to the existing footway in Spring Meadows; c. Main internal walking and cycle routes for the site will be provided and will be linked to existing routes including the Public Rights of Way network; d. The scheme will be developed in accordance with the Landscape Sensitivity Assessment (2011): i. Retention of the existing boundary vegetation; ii. Buildings to be kept off the northern-most corner of the site; and iii. New planting to integrate buildings into the landscape and soften the edge; e. The development design and layout will be further informed by a full detailed Landscape and Visual Impact Assessment (LVIA); f. The scheme will be informed by an Ecological Impact Assessment (EcIA). Appropriate avoidance and mitigation measures will need to be implemented to ensure any designated sites and/or protected habitats and/or species are not adversely affected; g. The scheme will be informed by a Flood Risk Assessment for the site. This is due to the presence of a surface water flow path across the northeast corner of the site, in addition to a small area of groundwater emergence in the north east corner of the site. Development will need to be avoided in this area; h. The site lies within the hydrological catchment of the River Lambourn SSSI/SAC and the development must demonstrate nutrient neutrality. A Habitats Regulations Assessment will be required to accompany any future planning application. This will be supported by an appropriate Nutrient Neutrality Assessment and Mitigation Assessment. Mitigation required will need to be operational and in place prior to any nutrient pollution being discharged; i. Infiltration from groundwater into the network has been identified as a strategic issue within this catchment; therefore development on the site will connect to the mains sewerage system; j. Measures will be included to improve accessibility by, and encourage use of, non-car transport modes. These measures will be set out in a Travel Information Pack; k. Development will be informed by an archaeological desk based assessment as a minimum and field evaluation if required to assess the historic environment potential of the site; l. Part of the site is underlain by aggregate mineral deposits and a Minerals Resource Assessment will be required; and m. The development design will respond positively to the challenge of climate change and be designed for climate resilience, including maximising the efficient use of sustainable technologies, resources, materials and solar gain, in accordance with policy SP5.

Land off Charlotte Close, Hermitage

The site, as shown on the indicative map, will be required to be developed in accordance with the following parameters: a. The provision of approximately 15 dwellings to be developed at a mass and density that reflects the adjacent settlement character; b. The site will be accessed via Charlotte Close with the provision of pedestrian and cycle linkages through the site to the allocations RSA25 (Land to the south east of the Old Farmhouse) and the public open space in RSA26 (land adjacent Station Road). Opportunities should be taken to enable making these linkages part of a Hermitage to Newbury off-road path and to providing footpath links to the local Primary School to enable sustainable travel; c. A Flood Risk Assessment (FRA) will be required as the site falls within an area at risk from surface water flooding with a small part of the site within a Critical Drainage Area. The FRA should consider all potential sources of flood risk and advise on the necessary SuDS techniques/mitigation measures to be incorporated within the scheme. An ordinary watercourse is in culvert beneath the site. The development scheme should include opportunities to open up the culvert and contribute to biodiversity net gain. The development scheme should incorporate a 10m wide undeveloped buffer zone to the watercourse; d. The site lies within the hydrological catchment of the River Lambourn SSSI/SAC and the development must demonstrate nutrient neutrality. A Habitats Regulations Assessment will be required to accompany any future planning application. This will be supported by an appropriate Nutrient Neutrality Assessment and Mitigation Assessment. Mitigation required will need to be operational and in place prior to any nutrient pollution being discharged; e. An Ecological Impact Assessment (EcIA) will be required. This should include a Great Crested Newt Survey to cover all ponds within the vicinity of the site. The final developable area will be dependent upon the extent of any appropriate avoidance and mitigation measures required to be implemented to ensure any designated sites and/or protected habitats and/or species will not be adversely affected; f. The site will be developed in accordance with the Landscape Sensitivity Assessment (2011) and will include: i. The protection and enhancement of the tree line along Station Road and other on-site trees; ii. The protection and enhancement of the hedgerow along the eastern boundary; iii. The maintenance of the views through and over the built form to the woodland beyond; and iv. Green infrastructure that integrates the site within the existing landscape character; g. The development design and layout will be in line with policy SP7 and further informed by a full detailed Landscape and Visual Impact Assessment (LVIA)

Land to the south east of the Old Farmhouse, Hermitage

a. The provision of approximately 10 dwellings to be developed at a mass and density that reflects the adjacent settlement character; b. The site will be developed in accordance with the Landscape Sensitivity Assessment (2011) and will include: i. The protection and enhancement of the existing tree belt; ii. The provision of landscaping along the south eastern boundary of the developable area; and iii. Green infrastructure that integrates the site within the existing landscape character; c. The development design and layout will be in line with policy SP7 and further informed by a full detailed Landscape and Visual Impact Assessment (LVIA); d. The design of the development will respond positively to the challenge of climate change and be designed for climate resilience, including maximising the efficient use of sustainable technologies, resources, materials and solar gain, in accordance with policy SP5; e. The site will be accessed via Newbury Road and/or Lipscomb Close with the provision of pedestrian and cycle linkages from Lipscomb Close through the site to the allocations at RSA24 (Land off Charlotte Close) and the public open space in RSA26 (Land adjacent Station Road). Opportunities should be taken to enable making these linkages part of a Hermitage to Newbury off-road path and to providing footpath links to the local primary school to enable sustainable travel; f. A Flood Risk Assessment (FRA) will be required as a small part of the site falls within an area at risk from surface water flooding with a large part of the site within a Critical Drainage Area. The FRA should consider all potential sources of flood risk and advise on the necessary SuDS techniques/mitigation measures to be incorporated within the scheme. An ordinary watercourse is in culvert beneath the site. The development scheme should include opportunities to open up the culvert and contribute to biodiversity net gain. The development scheme should incorporate a 10m wide undeveloped buffer zone to the watercourse; g. The site lies within the hydrological catchment of the River Lambourn SSSI/SAC and the development must demonstrate nutrient neutrality. A Habitats Regulations Assessment will be required to accompany any future planning application. This will be supported by an appropriate Nutrient Neutrality Assessment and Mitigation Assessment. Mitigation required will need to be operational and in place prior to any nutrient pollution being discharged; h. An Ecological Impact Assessment (EcIA) will be required. This should include a Great Crested Newt Survey to cover all ponds within the vicinity of the site. The final developable area will be dependent upon the extent of any appropriate avoidance and mitigation measures required to be implemented, to ensure any designated sites and/or protected habitats and/or species will not be adversely affected; i. Development will be informed by an archaeological desk based assessment as a minimum and field evaluation if required to assess the historic environment potential of the site; j. The site lies within a Mineral Safeguarding Area and so consideration of policy 9 of the West Berkshire Minerals and Waste Local Plan will also be required; and k. The design of the development should protect the setting of the nearby Listed Building (Barnaby Thatch).

Land adjacent Station Road, Hermitage

a. The provision of approximately 42 dwellings in a low density scheme that provides a mix of dwellings sizes and types appropriate for the local area; b. Access to the site will be provided by Station Road, with options for other accesses from Lipscomb Close and / or B4009 Newbury Road being explored. If required, any access from Lipscomb Close should be a through route. Walking and cycle links will be provided to the allocations RSA24 (Land off Charlotte Close) and RSA25 (Land to the south east of the Old Farmhouse). Opportunities should be taken to enable making these linkages part of a Hermitage to Newbury off-road path and to providing footpath links to the local primary school to enable sustainable travel; c. Include a Transport Assessment; d. The site will be developed in accordance with the Landscape Sensitivity and Capacity Assessment (2022) and will: i. Retain the existing boundary planting; ii. Retain the land in the north western part of the site as a public open space which could have a character of a village green; iii. Be set back from the existing regenerated treed railway line, with additional planting along this boundary to further reduce the visual effect of development on the landscape to the south; iv. Be 15 metres width set back from Station Road to retain the rural character and the setting of the mature roadside trees; and v. Be set adjacent the rear gardens off Lipscomb Close to avoid an open edge to rear gardens; e. The development design and layout will be in line with policy SP7 and be further informed by a full detailed Landscape and Visual Impact Assessment(LVIA); f. The design of the development will respond positively to the challenge of climate change and be designed for climate resilience, including maximising the efficient use of sustainable technologies, resources, materials and solar gain, in accordance with policy SP5; g. The scheme will be informed by an Ecological Impact Assessment (EcIA). Appropriate avoidance and mitigation measures will need to be implemented to ensure any designated sites and/or protected habitats and or species are not adversely affected; h. The site lies within the hydrological catchment of the River Lambourn SSSI/SAC and the development must demonstrate nutrient neutrality. A Habitats Regulations Assessment will be required to accompany any future planning application. This will be supported by an appropriate Nutrient Neutrality Assessment and Mitigation Assessment. Mitigation required will need to be operational and in place prior to any nutrient pollution being discharged; i. A Flood Risk Assessment (FRA) will be required to inform the delivery of the site as two low risk surface water flow paths travel through the site. This FRA will also inform mitigation measures including the provision of SuDS; j. A Heritage Impact Assessment will be required due to the presence of non-designated heritage assets and the nearby Scheduled Monument (Grimsbury Castle); k. Development will be informed by an archaeological desk based assessment as a minimum and field evaluation if required to assess the historic environment potential of the site; and l. Part of the site is underlain by aggregate mineral deposits and a Minerals Resource Assessment will be required.

Land adjoining The Haven, Kintbury

a. The provision of approximately 20 dwellings to be developed in a low density scheme in keeping with the surrounding area; b. The scheme will be developed in accordance with the Landscape Sensitivity Assessment (2011): i. Replacement of the conifer hedge to the western boundary with more appropriate planting; ii. Views from the surrounding countryside, Public Right of Way, and the neighbouring recreational field would need to be carefully considered; and iii. New planting to integrate the buildings into the landscape; c. The development design and layout will be in accordance with policy SP7 and further informed by a full detailed Landscape and Visual Impact Assessment (LVIA); d. An Ecological Impact Assessment (EcIA) will be required which should include a Great Crested Newt survey. The final developable area will be dependent upon the extent of any appropriate avoidance and mitigation measures required to be implemented to ensure any designated sites and/or protected habitats and/or species will not be adversely affected; e. The design of the development will respond positively to the challenge of climate change and be designed for climate resilience, including maximising the efficient use of sustainable technologies, resources, materials and solar gain, in accordance with policy SP5; f. Access to the site will be provided from The Haven via the existing garages. Any parking lost will need to be relocated; g. A Transport Statement will be required as part of any planning application; h. Main internal walking and cycle routes for the site will be provided and will be linked to existing routes including the Public Rights of Way network; i. Part of the site lies within a Mineral Safeguarding Area and so consideration of policy 9 of the West Berkshire Minerals and Waste Local Plan will be required; and j. A noise survey will be required as part of any planning application due to the proximity of the site to a sports ground; and k. The scheme will be supported by a Flood Risk Assessment that will include the consideration of surface water flooding and will advise on any appropriate mitigation measures.

Approach to Housing Delivery

Provision will be made for at least 9,270 net additional homes in West Berkshire for the period 1 April 2023 to 31 March 2041; an average housing requirement of 515 dwellings per annum. New homes will be located in accordance with policy SP1: Spatial Strategy, policy SP3: Settlement hierarchy and policy DM1: Development in the Countryside. There should be no net losses from the existing stock of homes in West Berkshire. Existing homes should be retained in residential use (or replaced at least in equal numbers, normally on the proposed site), unless there is a reasoned justification in the form of a benefit to the wider community for a change of use. Developments should utilise opportunities to make better use of the existing housing stock. To meet the housing requirement, the following sources will ensure a continuous supply of land for housing across the plan period: a. Sites allocated within the Local Plan and made neighbourhood plans; b. Existing planning commitments on unallocated sites; c. Existing planning commitments for communal accommodation (Use Class C2); and d. A windfall allowance. Sites to be allocated in Neighbourhood Plans The Council will supply a housing requirement figure to those qualifying bodies either preparing or updating a neighbourhood plan that intends to include residential allocations. For those plans currently in preparation, it will be necessary to identify sites to meet the following levels of development: Hungerford: approximately 55 dwellings Lambourn: approximately 25 dwellings. Sites allocated within this LPR cannot be counted towards the housing requirement supplied to qualifying bodies.

Land north of Newbury College, Monks Lane, Newbury

This site, as shown on the indicative map, will be required to be developed in accordance with the following parameters: a. The provision of approximately 15 dwellings; b. Accessed via the west of the public house onto Monks Lane via the existing roundabout; c. Informed by an air quality survey that will advise on any necessary mitigation measures; d. Informed by the archaeological assessment already undertaken of the site; e. The scheme will be supported by a Flood Risk Assessment that will advise on any appropriate mitigation measures; f. A development design and layout in line with policy SP7 that includes the following measures: i. Sensitively designed to enhance the gateway into Newbury from the south; ii. Takes into account the development proposals for Sandleford Park; iii. Traffic calming and road safety measures to avoid conflict with users of Newbury College; iv. Linkages into existing footpaths and cycleways; v. Responds positively to the challenge of climate change and be designed for climate resilience, including maximising the efficient use of sustainable technologies, resources, materials and solar gain, in accordance with policy SP5; and g. The site lies within a Mineral Safeguarding Area and so consideration of policy 9 of the West Berkshire Minerals and Waste Local Plan will be required.

72 Purley Rise, Purley on Thames

a. The provision of approximately 35 dwellings including an element of self- or custom-build homes; b. The site will be accessed from the A329 with the provision of an access of adoptable width; c. The scheme will be informed by a Flood Risk Assessment (FRA) as the site is within a groundwater emergence zone and is adjacent to an area of surface water flood risk. The FRA will advise on necessary mitigation measures; d. The scheme will be supported by an appropriate Ecological Impact Assessment (EcIA). Appropriate avoidance and mitigation measures will need to be implemented, to ensure any designated sites and/or protected habitats and/or species are not adversely affected; e. The site will be developed in accordance with the Landscape Capacity Assessment (2015) and will include: i. The densities and the mass and scale of development to reflect the adjacent settlement character; ii. The height of the development and landscape treatment to be designed to avoid increasing the visual prominence of development on the edge of Purley; iii. The tree cover on the site and around the boundaries to be retained.; f. The scheme will comprise a development design and layout in line with policy SP7 that will be further informed by a full detailed Landscape and Visual Impact Assessment (LVIA); and g. The development design will respond positively to the challenge of climate change and be designed for climate resilience, including maximising the efficient use of sustainable technologies, resources, materials and solar gain, in accordance with policy SP5.

Land adjacent to Bath Road and Dorking Way, Calcot

a. The provision of approximately 35 dwellings, with a mix that includes flatted development and smaller houses; b. The site will be accessed from Dorking Way, with additional pedestrian access provided which links into existing pedestrian and cycle links and the new residential development at Bath Road, Calcot; c. The scheme will be supported by a Flood Risk Assessment (FRA) (a small part of the western edge of the site is within a surface water flood risk area) which will inform necessary mitigation measures; d. Informed by an Ecological Impact Assessment (EcIA). Appropriate avoidance and mitigation measures will need to be implemented to ensure any designated sites and/or protected habitats and/or species are not adversely affected.

Land adjoining Pondhouse Farm, Clayhill Road, Burghfield Common

a. The provision of approximately 100 dwellings with a mix of dwelling types and sizes; b. The site will be accessed from Clayhill Road; c. The scheme will be supported by an Ecological Impact Assessment (EcIA) and a protected species survey. Appropriate avoidance and mitigation measures will need to be implemented, to ensure any designated sites and/or protected habitats and/or species are not adversely affected; d. The scheme will be informed by an archaeological desk based assessment as a minimum and field evaluation if required to assess the historic environment potential of the site; e. An integrated water supply and drainage strategy will be provided in advance of development to ensure the provision of adequate and appropriate infrastructure for water supply and waste water, both on and off site. Development will be occupied in line with this strategy; f. The scheme will comprise a development design and layout in line with policy SP7 that will front the road to allow proper integration with the existing built form; g. Be informed by a Landscape and Visual Impact Assessment (LVIA) which will include measures to: i. Protect and if necessary strengthen the existing landscaping to the adjacent development; ii. Protect and enhance the landscape edge to the south east of the site and seek opportunities to reconnect Clayhill Copse and Pondhouse Copse through landscaping; iii. Create views out of the development to the north and south east; and iv. Create a new gateway to Burghfield Common to its north; h. Protect the watercourse with a 10m buffer zone adjacent to the watercouse along the south eastern boundary of the site; i. Provide footpaths and cycleways to serve the site, enabling connections to the existing network of footpaths and local routes in the surrounding housing areas to increase permeability and to ensure that residents of the site can access school provision in Burghfield Common via accessible, safe and sustainable transport options; j. Retain existing woodland on the site and provide an appropriate buffer of at least 15 metres between the development and the areas of ancient woodland. The precise buffer will be determined through detailed assessment and design when proposals are submitted for development; and k. Respond positively to the challenge of climate change and be designed for climate resilience, including maximising the efficient use of sustainable technologies, resources, materials and solar gain, in accordance with policy SP5.

Land north of A4 Bath Road, Woolhampton

a. The provision of approximately 16 dwellings in a scheme that provides a mix of dwelling types appropriate to the local area; b. Access to the site will be provided from A4 Bath Road; c. Main internal walking and cycle routes for the site will be provided and will be linked to existing routes including the Public Rights of Way network; and d. The development design and layout will be further informed by a full detailed Landscape and Visual Impact Assessment (LVIA); e. The scheme will be informed by an Ecological Impact Assessment (EcIA). Appropriate avoidance and mitigation measures will need to be implemented, to ensure any designated sites and/or protected habitats and/or species are not adversely affected; f. Measures will be included to improve accessibility by, and encourage use of, non-car transport modes. These measures will be set out in a Travel Information Pack; g. Provide an appropriate buffer of at least 15 metres between the development and ancient woodland. The precise buffer will be determined through detailed assessment and design when proposals are submitted for development; h. Development should be informed by an archaeological desk based assessment as a minimum and field evaluation if required to assess the historic potential of the site; i. A Construction and Operations Management Plan (COMP) will accompany any planning application on the site. The COMP will safeguard the oil pipeline from operational works, including the provision of an appropriate buffer; and j. The development design will respond positively to the challenge of climate change and be designed for climate resilience, including maximising the efficient use of sustainable technologies, resources, materials and solar gain, in accordance with policy SP5.

Land adjoining Lynch Lane, Lambourn

a. The provision of approximately 60 dwellings, to be delivered at a low density in keeping with the surrounding area. The development should ensure a mix and type of dwellings appropriate for the local area, taking into account the needs of the horseracing industry which has a specific need for affordable single person accommodation; b. To ensure effective integration with existing residential areas the development will be accessed via Lynch Lane. To enhance permeability through the site pedestrian and cycle links will be provided to enable connection with existing housing and the land to the north west of the site; c. Public Rights of Way and bridleway improvements will include improvement of the pedestrian/bridle link between Lynch Lane and the village centre, and improved connectivity between Lower and Upper Lambourn; d. The scheme will be informed by a Flood Risk Assessment (FRA) which will take account of all potential sources of flood risk, including groundwater emergence. As part of the FRA consideration will also be given to the provision of SuDS on the site, along with necessary mitigation measures; e. The site lies within the hydrological catchment of the River Lambourn SSSI/SAC and the development must demonstrate nutrient neutrality. A Habitats Regulations Assessment will be required to accompany any future planning application. This will be supported by an appropriate Nutrient Neutrality Assessment and Mitigation Assessment. Mitigation required will need to be operational and in place prior to any nutrient pollution being discharged; f. Infiltration from groundwater into the network has been identified as a strategic issue within Lambourn; therefore development on the site will connect to the mains sewerage system; g. Development will be informed by an Ecological Impact Assessment (EcIA). Appropriate avoidance and mitigation measures will need to be implemented, to ensure any designated sites and/or protected habitats and/or species are not adversely affected. The final developable area of the site could therefore reduce; h. To ensure the provision of an appropriate buffer for the River Lambourn SSSI/SAC, no development on the site will take place within 15m of the outer edge of Flood Zone 2; i. The scheme will comprise a development design, layout and capacity that is in line with policy SP7 and in accordance with the Landscape Sensitivity Assessment (2011), and will be further informed by a full detailed Landscape and Visual Impact Assessment (LVIA); j. The design of the development will respond positively to the challenge of climate change and be designed for climate resilience, including maximising the efficient use of sustainable technologies, resources, materials and solar gain, in accordance with policy SP5; and k. Development should be informed by an archaeological desk based assessment as a minimum and field evaluation if required to assess the historic environment potential of the site.

Land at Bath Road, Speen, Newbury

This site, as shown on the indicative map, will be required to be developed in accordance with the following parameters: a. The comprehensive delivery of approximately 100 dwellings; b. Vehicular access options to be fully explored are Bath Road and Lambourn Road. The final choice/s will be fully informed by a Landscape and Visual Impact Assessment (LVIA) for the site. This will consider the development, design and layout, including full consideration of the heritage setting of the site; c. Informed by a noise and air quality survey which will advise on appropriate mitigation measures given the proximity of the site to the A34; d. Informed by the archaeological assessment already undertaken of the site; e. Informed by an appropriate Ecological Impact Assessment (EcIA). Appropriate avoidance and mitigation measures will need to be implemented, to ensure any designated sites and protected and/or priority habitats and/or species are not adversely affected; f. The site lies within the hydrological catchment of the River Lambourn SSSI/SAC and the development must demonstrate nutrient neutrality. A Habitats Regulations Assessment will be required to accompany any future planning application. This will be supported by an appropriate Nutrient Neutrality Assessment and Mitigation Assessment. Mitigation required will need to be operational and in place prior to any nutrient pollution being discharged; g. The site will be developed in accordance with the Landscape Capacity Assessment (2015) which will ensure development conserves and enhances the landscape edge to Speen and that the existing character of Speen and west Newbury is maintained. The scheme will comprise a development design and layout in line with policy SP7 that includes the following measures: i. Limitation of built form to below the higher ground to avoid introducing prominent development on the skyline; ii. Retention of the allotments in situ, with consideration of additional provision; iii. A tree planted landscape buffer to the A34, slip road and A4 to maintain the rural and historic character of the western approach into Newbury; iv. Tree belts to be provided to the rear gardens of the adjacent houses linking into the tree line along the former railway line; h. Responds positively to the challenge of climate change and be designed for climate resilience, including maximising the efficient use of sustainable technologies, resources, materials and solar gain, in accordance with policy SP5; i. Development will protect and enhance the special architectural and historic interest of the Speen Conservation Area. Particular attention will be paid to the design of the scheme when approaching the Conservation Area along Bath Road, responding sensitively to the character, density and scale of existing development; j. The rural character of the existing Public Rights of Way across the site will be protected; k. The site lies within a Mineral Safeguarding Area and so consideration of policy 9 of the West Berkshire Minerals and Waste Local Plan will be required; l. A Construction and Operations Management Plan (COMP) should accompany any planning application on the site. The COMP will safeguard the oil pipeline from operational works, including the provision of an appropriate buffer; and m. The scheme will be supported by a Flood Risk Assessment that will include the consideration of surface water flooding and will advise on any appropriate mitigation measures.

Land at Coley Farm, Stoney Lane, Newbury

This site, as shown on the indicative map, will be required to be developed in accordance with the following parameters: a. The provision of approximately 75 dwellings; b. Be accessed from Stoney Lane, which will require widening, with footpaths provided to connect the site to existing footways. The potential for secondary accesses will need to be fully explored through the planning application process; c. Informed by an Ecological Impact Assessment (EcIA). Appropriate avoidance and mitigation measures will need to be implemented, to ensure any designated sites and protected and/or priority habitats and/or species are not adversely affected; d. Takes into account the findings of a Flood Risk Assessment (FRA) which will take into account the flood risk downstream of the site and include mitigation measures including sustainable drainage measures to manage surface water on-site; e. Comprises a development design and layout in line with policy SP7 that includes the following measures: i. Sensitively designed to respect the character of this part of Newbury; ii. Responds effectively to the topography of the site in terms of design and layout; iii. Dwellings fronting onto the open space to provide an attractive living environment; iv. Respects the setting of the balancing pond and other water features to the south of the site; v. Provides cycle and footpath connections into existing routes and beyond into the open countryside; f. Responds positively to the challenge of climate change and be designed for climate resilience, including maximising the efficient use of sustainable technologies, resources, materials and solar gain, in accordance with policy SP5; g. The following landscape mitigation and enhancement is required to soften the edge and help integrate the site into the landscape: i. Retention of vegetation along Stoney Lane, except at the access point; ii. Development will be set back from Stoney Lane and additional woodland buffer planting introduced in order to retain the enclosed rural character of Stoney Lane; and iii. Development will be set back from the northern boundary and a woodland belt provided; h. The site lies within a Mineral Safeguarding Area and so consideration of policy 9 of the West Berkshire Minerals and Waste Local Plan will be required; and i. A Construction and Operations Management Plan (COMP) should accompany any planning application on the site. The COMP will safeguard the oil pipeline from operational works, including the provision of an appropriate buffer.

Land off Greenham Road, South East Newbury

Together these sites, as shown on the indicative map, will be required to be master planned comprehensively to provide a phased and permeable development. The sites will be delivered in accordance with the following parameters: a. Provision of approximately 160 dwellings, with a mix that includes a proportion of smaller, higher density homes; b. Includes accesses from Pinchington Lane, Greenham Road and Haysoms Drive; c. Informed by an appropriate Ecological Impact Assessment (EcIA). Appropriate avoidance and mitigation measures will need to be implemented, to ensure any designated sites and protected and/or priority habitats and/or species are not adversely affected; d. A full contamination investigation will be required. Development will need to take into account the findings of the contamination assessments that have been carried out for the site, putting in place appropriate mitigation measures; e. Informed by a Transport Assessment that takes into account committed development including the Sandleford Park proposal; f. Comprises a development design and layout in line with policy SP7 that includes the following measures: i. Integrates effectively with the existing residential built form; and ii. A key part of the development allocation will be the establishment of the central part of the site as public open space. This area of land, which will be retained outside of the settlement boundary for Newbury, will remain open in perpetuity in order to ensure protected species are not adversely affected. There will be opportunities for reptile and Great Crested Newt receptor sites. Further consideration will be required at the planning application stage in order to determine the detailed layout and management of this area; g. The scheme will support and make a positive contribution to the West Berkshire Living Landscape project; h. Responds positively to the challenge of climate change and be designed for climate resilience, including maximising the efficient use of sustainable technologies, resources, materials and solar gain, in accordance with policy SP5; and i. The scheme will be supported by a Flood Risk Assessment that will include the consideration of surface water flooding and will advise on any appropriate mitigation measures.

Land at Lower Way, Thatcham

This site, as shown on the indicative map, will be required to be developed in accordance with the following parameters: a. Provision for approximately 85 dwellings, with a mix of dwelling sizes and types; b. The site should be accessed via Lower Way. To ensure permeability through the site, the scheme should be designed with the potential for two accesses to be provided. Pedestrian and cycle linkages will be expected through the site and linking to the surrounding area; c. The scheme will be informed by a Landscape and Visual Impact Assessment (LVIA) which considers the site in its wider context, particularly in relation to the lakes to the south of the site and the existing housing to the north. The LVIA will inform the design, layout and capacity of the development, including the location of public open space on the site; d. It is expected that development will front onto Lower Way to enable effective integration with the existing built form and be set back from the existing public rights of way within or adjacent to the site, which should be retained as distinct routes separate from the roads within the development; e. Development will be informed by an appropriate Ecological Impact Assessment (EcIA). Appropriate avoidance and mitigation measures will need to be implemented, to ensure any designated sites and/or protected habitats and/or species are not adversely affected. This includes any adverse impact on the Thatcham Reed Beds SSSI, River Kennet SSSI and Kennet and Lambourn Floodplain SAC. Opportunities to improve biodiversity and green connectivity alongside the nearby Long Lake Marsh Local Wildlife Site should be considered; f. The scheme will support and make a positive contribution to the West Berkshire Living Landscape project; g. Development will be informed by the archaeological assessment already undertaken of the site; h. Development will be informed by a phase 1 contamination assessment and subsequent investigations as necessary; i. The scheme will be informed by a Flood Risk Assessment (FRA) which takes into account the adjacent area of surface water flood risk and the ordinary watercourse on the site. The FRA should consider all potential sources of flood risk and advise on the necessary mitigation measures to be incorporated within the development; j. Development on the site will not adversely affect the adjacent SSSI and SAC to the south of the site. A Habitat Regulations Assessment will be required to accompany any future planning application; k. Development on the site will connect to the mains sewerage system and an integrated water supply and drainage strategy will be required for this site; l. The scheme will comprise a development design and layout in line with policy SP7 and development on the site will respond positively to the challenge of climate change and be designed for climate resilience, including maximising the efficient use of sustainable technologies, resources, materials and solar gain, in accordance with policy SP5; and m. The site lies within a Mineral Safeguarding Area and so consideration of policy 9 of the West Berkshire Minerals and Waste Local Plan will also be required.

Land at Henwick Park, Bowling Green Road, Thatcham

The site as shown on the on the indicative map, will be required to be developed in accordance with the following parameters: a. The provision of approximately 225 dwellings; b. Access to the site will be provided via Cold Ash Hill / Heath Lane and Bowling Green Road, with further pedestrian accesses onto Cold Ash Hill, Heath Lane, Bowling Green Road, and site allocation RSA7 (Land east of the Regency Park Hotel); c. Internal walking and cycling routes for the site will be provided and will be linked to existing routes; d. Measures will be provided to mitigate the impact of development on the local road network which may include the widening of Heath Lane and Bowling Green Road fronting the site. A Transport Assessment will be required; e. Measures will be included to improve accessibility by, and encourage the use of, non-car transport modes. These measures will be set out in a Travel Plan; f. The scheme will comprise a development design and layout in line with policy SP7 and policy DM2 that will be further informed by a full detailed Landscape Visual Impact Assessment (LVIA), and will include the following measures: i. No development above the 95 metre AOD contour; ii. The balance of land to the north and west of the developed area to be retained as an open landscape buffer in order to maintain the open character between Thatcham and Cold Ash and which will be retained outside the settlement boundary for Thatcham; and iii. Green infrastructure and public open space will be provided taking into account the requirements set out in policy DM40; g. A Heritage Impact Assessment will be required to inform the development design and layout and to protect the setting of the nearby Grade II listed Henwick Old Cottage; h. Development will be informed by an archaeological desk based assessment as a minimum and field evaluation if required to assess the historic environment potential of the site; i. Small areas of the site are at risk from surface water flooding. Development proposals for the site will be supported by a Flood Risk Assessment (FRA), in accordance with policy SP6. The FRA will need to take into account of the Thatcham Surface Water Management Plan and set out: i. Adequate flood mitigation measures to ensure there is no detrimental flood risk; and ii. How flood alleviation measures already present on the site will be retained, protected and enhanced; j. Development will be informed by an Ecological Impact Assessment (EcIA). Appropriate avoidance and mitigation measures will need to be implemented, to ensure any designated sites and/or protected habitats and/or species are not adversely affected; k. The development design will respond positively to the challenge of climate change and be designed for climate resilience, including maximising the efficient use of sustainable technologies, resources, materials and solar gain, in accordance with policy SP5; and l. The site lies within a Mineral Safeguarding Area and so consideration of policy 9 of the West Berkshire Minerals and Waste Local Plan will be required.

Land East of Regency Park Hotel, Bowling Green Road, Thatcham

The site, as shown on the indicative map, will be required to be developed in accordance with the following parameters: a. The provision of approximately 45 dwellings; b. Access to the site will be provided via Bowling Green Road with the exact access arrangements to be determined at the planning application stage. A walking and cycling link to site allocation RSA6 (Land at Henwick Park) must also be provided; c. Internal walking and cycling routes for the site will be provided, and will be linked to existing routes; d. Measures will be provided to mitigate the impact of development on the local road network. A Transport Assessment will be required; e. Measures will be included to improve accessibility by, and encourage the use of, non-car transport modes. These measures will be set out in a Travel Plan; f. The site will be developed in accordance with the Landscape Capacity Assessment (2015). The scheme will comprise a development design and layout in line with policy SP7, that will be further informed by a full detailed Landscape and Visual Impact Assessment (LVIA), and will include the following measures: i. No development above the 95 metre AOD contour; ii. The balance of land in the north of the site to be retained as a landscape buffer which will be retained outside the settlement boundary for Thatcham; iii. Reinforcement of the existing tree line along the Bowling Green Road, eastern, and northern boundaries; and iv. Green Infrastructure to break up the built form; g. A Heritage Impact Assessment will be required to inform the development design and layout due to the presence of non-designated heritage assets; h. Development will be informed by an archaeological desk based assessment as a minimum and field evaluation if required to assess the historic environment potential of the site; i. Development proposals for the site will be supported by a Flood Risk Assessment (FRA), in accordance with policy SP6. The FRA will need to take account of all potential sources of flood risk, including surface water flooding, and will advise on any appropriate mitigation measures. It will also need to take account of the Thatcham Surface Water Management Plan; j. Development will be informed by an Ecological Impact Assessment (EcIA); Appropriate avoidance and mitigation measures will need to be implemented, to ensure any designated sites and/or protected habitats and/or species are not adversely affected; k. The development design will respond positively to the challenge of climate change and be designed for climate resilience, including maximising the efficient use of sustainable technologies, resources, materials and solar gain, in accordance with policy SP5; and l. Part of the site lies within a Mineral Safeguarding Area and so consideration of policy 9 of the West Berkshire Minerals and Waste Local Plan will be required.

Land at Pincents Lane, Tilehurst

a. The provision of approximately 138 dwellings, providing a mix of dwellings sizes and types including custom and self-build units; b. Access to the site will be obtained from Pincents Lane from the south, with an additional emergency vehicle access to be provided; c. Measures will be provided to mitigate any impact of the development on the local road network. A Transport Assessment will be required to inform development proposals; d. Walking and cycle routes into and through the site will be provided and will be linked to existing routes, including existing Public Rights of Way which will be protected and enhanced. The dedication/acceptance of a public footpath running north/south through the community parkland and the creation of pedestrian links to the recreation ground should also be considered; e. Measures will be included to improve accessibility by, and encourage use of, non-car transport modes. These measures will be set out in a Travel Plan; f. The site lies within the setting of the North Wessex Downs National Landscape and will be developed in accordance with policy SP2 and the Landscape Capacity Assessment for the site. The scheme will comprise a development design and layout in line with policy SP7, that will be further informed by a full detailed Landscape and Visual Impact Assessment (LVIA) and will include the following measures: i. Development will be expected to be contained below 75m AOD contour. Any minor incursions above 75m shall not exceed 80m AOD and would need to demonstrate that the development would not be visually prominent from sensitive viewpoints; ii. Development will be contained to the area west of the existing conifer line between the existing retail units and the recreation ground; iii. Retain open views from the A4 and the recreation ground to the wooded skyline; iv. Reinforce the wooded skyline and woodland links between the National Landscape and Withy and Oliver's Copses; v. Include a substantial 15m wooded landscape buffer along the east side of Pincents Lane; vi. Reinforce the tree belt along the southern edge of the site towards the adjoining commercial area; and vii. Avoid creating isolated built form through the creation of landscaped links into adjoining built form; g. A key part of this development allocation will be the establishment of community parkland to be provided as green infrastructure and public open space in perpetuity on the eastern part of the site. This area of land will remain outside the settlement boundary; h. The development will be informed by an Ecological Impact Assessment (EcIA). Appropriate avoidance and mitigation measures will need to be implemented to ensure any designated sites and/or protected habitats and/or species are not adversely affected; i. The development will be informed by a Tree Survey due to the presence of TPOs on the site; j. The development will be informed by a Flood Risk Assessment (FRA) , in accordance with policy SP6. The FRA will need to take into account all potential sources of flood risk, including surface water flooding, and will advise on any appropriate mitigation measures; k. Given the proximity of the site to the M4 and adjacent commercial area the development will be informed by a noise and air quality survey which will advise on appropriate mitigation measures, where necessary; l. A Heritage Impact Assessment (HIA) will be required to inform the development design and layout, and to protect the setting of the Grade II listed Pincents Manor; m. Development will be informed by an archaeological desk-based assessment as a minimum and field evaluation if required to assess the historic environment potential of the site; n. Development will be informed by a desk-based assessment (as a minimum) detailing the likelihood and extent of land contamination, followed by, where necessary, an intrusive investigation and undertaking of appropriate remediation measures. Further monitoring may be required depending on the nature of contamination and remediation; o. Much of the site lies within a Mineral Safeguarding Area, and so the scheme will be informed by the Minerals Resource Assessment already undertaken for the site; and p. The development design will respond positively to the challenge of climate change and be designed for climate resilience, including maximising the efficient use of sustainable technologies, resources, materials and solar gain, in accordance with policy SP5.

Stoneham's Farm, Long Lane, Tilehurst

a. The provision of a care home (C2 Use Class); b. The site will be accessed from Long Lane; c. The scheme will be informed by a Flood Risk Assessment (FRA) given that the centre of the site is within a surface water flood risk area. The FRA will advise on appropriate mitigation measures; d. The scheme will be supported by an appropriate Ecological Impact Assessment (EcIA). Appropriate avoidance and mitigation measures will need to be implemented, to ensure any designated sites and/or protected habitats and/or species are not adversely affected; e. The site will be developed in accordance with the Landscape Capacity Assessment (2014) and will include: i. The retention of boundary hedgerows and trees along Long Lane and the Berkshire Circular Route; and ii. New tree belt and hedgerow along the northern exposed boundary; f. The scheme will comprise a development design and layout in line with policy SP7 that will be further informed by a full detailed Landscape and Visual Impact Assessment (LVIA); g. The development design will provide appropriate buffers of at least 15 metres between the development and the ancient woodland. The precise buffer will be determined through detailed assessment and design when proposals are submitted for development. h. The development design will respond positively to the challenge of climate change and be designed for climate resilience, including maximising the efficient use of sustainable technologies, resources, materials and solar gain, in accordance with policy SP5; and i. The site lies within a Mineral Safeguarding Area and so consideration of policy 9 of the West Berkshire Minerals and Waste Local Plan will also be required.

Sandleford Strategic Site Allocation

Land as shown on the Policies Map, is allocated for a residential development comprising approximately 1,500 dwellings. A Mineral Resource Assessment (MRA) will be required to be provided for each development phase of the site. Detailed flood risk assessments accompanied by hydraulic modelling will be required for each development phase of the site. The site will be delivered to achieve a sustainable, comprehensive development and ensure the timely and co-ordinated provision of infrastructure. The Council will be supportive of proposals which have regard, and positively respond, to the Sandleford Park SPD (2015) which provides a framework for the future development of the site. Development of the site will be expected to deliver: - At least 40% affordable housing, in accordance with policy SP16; - An appropriate mix of housing types, tenues and sizes having regard to policy SP15 and the Sandleford Park SPD, and therefore an emphasis on family homes; - Development to be limited to the north and west of the site in order to respect the landscape sensitivity of the wider site and to protect the registered historic landscape and setting of the former Sandleford Priory; - On-site energy generation from renewable, low carbon and/or zero carbon energy sources to assist in the delivery of a carbon neutral development, in accordance with policies SP5 and DM4 and having regard to the Sandleford Park SPD; - Four primary all vehicle accesses: Two off Monks Lane; One through to Andover Road via Warren Road; and One onto the A339, via Highwood Copse Way. - Sustainable transport through routes connecting the A339, Monks Lane and Andover Road for pedestrians, cyclists and public transport; - Further infrastructure improvements will be delivered in accordance with the Infrastructure Delivery Plan; - Provision of a new primary school on site and the extension of Park House School; - Provision of a local centre to include retail facilities, community facilities and employment space; - A network of green infrastructure to be provided which will: Conserve the areas of ancient woodland and provide appropriate buffers between the development and the ancient woodland; Mitigate the increased recreational pressure on nearby sensitive wildlife sites, secure strategic biodiversity enhancements; Provide a country park or equivalent area of public open space in the southern part of the site which will be retained outside of the settlement boundary for Newbury; and Respect the landscape significance of the site on the A339 approach road into Newbury.

North East Thatcham Strategic Site Allocation

Land as shown on the Policies Map is allocated for the delivery of a comprehensive, sustainable, low carbon, urban extension comprising of distinct neighbourhoods defined by their landscape and connected and contributing to Thatcham, and woven through with natural habitats and links. Proposals must demonstrate how the provision of all infrastructure, services, open space and facilities will meet the needs of the development and be delivered in a timely and co-ordinated way across the whole site alongside the phased delivery of residential development. Homes The site is allocated for the phased delivery of up to approximately 2,500 dwellings, with the the final number of dwellings to be determined by the adopted Masterplan Supplementary Planning Document (SPD) required by this policy. These dwellings will comprise an appropriate mix of housing types, tenures and sizes having regard to policy SP15. In addition at least: 40% of dwellings will be affordable housing in accordance with policy SP16; and 3% of dwellings will be delivered via serviced custom/self-build plots. Community The site will provide a range of community facilities including: Local centres providing local retail facilities and small-scale business-use, including for community use; Primary healthcare provision and associated infrastructure, which is operationally and financially viable, the details of which should be agreed with the Buckinghamshire, Oxfordshire and Berkshire West Integrated Care Board (BOB-ICB) or other such appropriate body, taking into account the feasibility study carried out by BOB-ICB. Further detailed feasibility work should be carried out at the applicant's expense in collaboration with BOB-ICB; Early years and primary school provision on site with land to be provided and build costs to be met by the applicant; Secondary school and SEND provision, including the provision of land and a financial contribution. The nature and cost of the required provision will be informed by a feasibility study, undertaken at the applicants expense and prepared in collaboration with the Council and local stakeholders; Community indoor facility to be used for sport and community uses with a variety of room sizes. Green Infrastructure The site will provide a comprehensive network of green infrastructure and public open space across the whole site in accordance with policy SP10 which will respond positively to the sensitivities of the landscape, protect and enhance landscape and biodiversity features of value within and around the site and make provision for biodiversity net gain. This provision will include: Conservation of the areas of ancient woodland by providing appropriate buffers between the development and the ancient woodland; Enhancements for biodiversity; A band of green infrastructure/new community park across the higher land on the northern part of the allocation (as shown on the indicative map) to be retained outside the settlement boundary. This is to create a buffer between the built development of the allocation and the adjoining countryside and the village of Upper Bucklebury to the north. The precise nature of the band of GI is to be informed by a Landscape and Visual Impact Assessment and the masterplanning process, having regard to the location of the site within the setting of the North Wessex Downs National Landscape; Green infrastructure and public open space within the developed parts of the site in addition to the community park, taking into account the requirements set out in policy DM40; Greenways which connect through the site and facilitate connectivity to the wider landscape and the existing Public Rights of Way network; A Public Rights of Way Strategy to demonstrate how existing Public Rights of Way will be protected and enhanced and how new ones will be established, including bridleway links and safe crossing points; Provision of allotments; Outdoor formal and informal sports pitches and areas; and A Green Infrastructure Strategy to show how the network of multifunctional green infrastructure will be delivered across the site to include a strategy for the protection of existing and provision of new trees, hedgerows and other appropriate native planting. Transport Measures will be included to improve accessibility by, and encourage use of, sustainable transport modes. Development proposals for the site will be supported by a Transport Assessment and Travel Plan to provide detail on how this will be achieved, including: Active travel improvements on routes between the site, Thatcham town centre and the railway station; Multiple access points and a vehicular through route; Sustainable transport through routes; Mitigation of the development's impacts on the highways network with improvements to existing junctions where they are needed and delivery of new access points for all forms of movement and transport to the site at locations to be agreed with the planning authority; How adverse impacts on air quality will be minimised; and Promotion and encouragement of sustainable modes of travel, in accordance with policy DM45. Sustainability Development proposals for the site will be supported by an Energy Statement or a detailed energy section with the Sustainability Statement which will set out measures in accordance with polices SP5 and DM4. A Construction and Operations Management Plan (COMP) to accompany any planning application on the site. The COMP shall safeguard any below ground infrastructure on the site from operational works, including the provision of an appropriate buffer. Flooding and Water Environment Development proposals for the site will be supported by a Flood Risk Assessment, in accordance with policy SP6, which will take into account the Thatcham Surface Water Management Plan and set out: Adequate flood mitigation measures to ensure there is no detrimental impact on flood risk in Thatcham; Surface water drainage management approaches that could deliver net gain for Thatcham town, including use of on-site sustainable drainage systems (SuDS); and Flood alleviation measures already present on the site and how they will be retained, protected and enhanced. Development proposals also need to consider water resources and waste water in accordance with policy DM7. Biodiversity Development proposals for the site will be supported by a Biodiversity Strategy in accordance with policy SP11 which will set out: How biodiversity net gain will be achieved including through habitat restoration and linkages; How priority habitats and ecological features will be protected and enhanced; The creation of new ecological features; and A site-wide Biodiversity Management Plan. Landscape The site lies in the setting of the North Wessex Downs National Landscape and will be developed in accordance with policy SP2 and the Landscape Sensitivity and Capacity Assessment (2021) for the site.

Housing Type and Mix

Residential development will contribute to the delivery of an appropriate mix of dwelling tenures, types and sizes to meet the existing and future housing needs of all sectors of the community, including those with specialist requirements. Residential developments should provide a mix of unit sizes. All developments, including conversions, of 10 or more dwellings (gross) will provide a mix of dwelling sizes reflecting the requirements of Table 4 in the supporting text to this policy, or any more recent evidence published by the Council. In determining any variation from this mix, the Council will have regard to: a. The most up to date evidence on local housing needs; b. The appropriate mix for the site's size and location; c. For conversions or redevelopment, any physical factors limiting a particular mix; and d. Site specific viability. All dwellings should be delivered as accessible and adaptable dwellings in accordance with Building Regulations M4(2). Around 10% of the new market housing should meet the wheelchair accessible standard M4(3) wheelchair user dwellings. The Council will also support proposals for affordable wheelchair adaptable and accessible homes where evidenced by need. Affordable wheelchair adaptable and accessible homes will be negotiated on a site by site basis. The Council will take account of site-specific factors, evidence of site suitability and/or whether it would render development unviable in determining whether these requirements should apply. In order to support local communities to meet their housing needs the Council will normally support the development of housing schemes that are initiated by local communities. These may include schemes involving affordable housing, co-housing, community self-build, or housing for people with specific needs such as older people or those with disabilities.

Affordable Housing

Affordable homes will be sought from residential development. The Council's priority and starting expectation will be for affordable housing to be provided on-site. The following levels of affordable housing provision will be required: a. On development sites of 10 dwellings or more (or 0.5 hectares or more), 30% provision on previously developed land and 40% on greenfield land; or b. In areas designated as rural under Section 157(1) of the Housing Act 1985 on development sites of between five and nine dwellings, 20% provision. The levels set out above represent the default position and a lower provision of affordable housing should not be sought, other than in exceptional circumstances and where fully justified by the applicant through clear evidence set out in a publicly available viability assessment. If a lower provision of affordable housing is sought in exceptional circumstances, a review mechanism may be required to ensure that if viability improves during the lifetime of the development project, additional affordable housing, up to the levels specified in this policy, is provided. In exceptional circumstances where site specific issues inhibit the provision of on-site affordable housing, or where provision can be better met on an alternative site in the District, off-site contributions may be accepted as an alternative, where it would result in mixed and balanced communities. In determining residential applications the Council will assess the site size, suitability and type of units to be delivered. The Council will seek a tenure split of 70% social rented and 30% affordable home ownership. The priority is for social rent, but the Council will consider the potential for affordable rent as an alternative, only when necessitated by site specifics, viability of delivery and identified local need. First Homes must be delivered, sold and let in accordance with the Council's First Homes policy. For schemes that consist of 100% build to rent units, the affordable housing provision will be in the form of affordable private rent, discounted by a minimum of 20% from local market rents. In relation to specialist housing for older and disabled people it is recognised that the provision of affordable housing may be particularly difficult to achieve. Proposals will therefore be considered having regard to whether it falls within Class C2 or Class C3 depending on the level of care and scale of communal facilities provided. In such circumstances the policy will be implemented on a case-by-case basis, and the individual viability assessment will be used to demonstrate an appropriate affordable housing contribution. Affordable homes will be built to net zero carbon standards to help meet objectives on sustainability and climate change. The affordable units will be appropriately integrated within the development. The Council will expect First Homes and other forms of affordable home ownership dwellings to remain affordable in perpetuity so as to meet the needs of both current and future occupiers. It is expected that all other affordable homes provided will remain at an affordable price for future generations of eligible households for as long as it is needed. Where this is not possible, the subsidy will be recycled within the District for the provision of future affordable housing.

Settlement Hierarchy

Development in West Berkshire will be required to comply with the spatial strategy set out in policy SP1. The focus of development will follow the District-wide settlement hierarchy which takes account of the function and sustainability of settlements across the District and promotes sustainable communities. The scale of development proposals will be expected to be relative to the existing or proposed level of facilities and services in the settlement, together with their accessibility. Urban Areas: Newbury, Thatcham, Eastern Urban Area (Tilehurst, Calcot, Purley on Thames) The urban areas will be the prime focus for housing and economic development, offering development potential through: a. Regeneration and change in the existing built up area including the redevelopment of suitable previously developed sites for both housing and employment purposes; b. Strategic and non-strategic sites allocated for housing and economic development through other policies in the LPR and/or neighbourhood plans; c. The retention of the individual identity of adjacent settlements; and d. The necessary supporting infrastructure. Rural Service Centres: Burghfield Common, Hungerford, Lambourn, Mortimer, Pangbourne, Theale These larger rural settlements offer development potential appropriate to the character and function of the settlement through: e. Infill or changes of use within the settlement boundary; f. Non-strategic sites allocated for housing and economic development through other policies in the LPR and/or neighbourhood plans; and g. Rural exceptions affordable housing schemes Service Villages: Bradfield Southend, Chieveley, Cold Ash, Compton, Great Shefford, Hermitage, Kintbury, Woolhampton These smaller rural settlements may offer some limited and small-scale development potential, appropriate to the character and function of the village, in order to meet local needs through: h. Infill or changes of use within the settlement boundary; i. Non-strategic sites allocated for housing and economic development through other policies in the LPR and/or neighbourhood plans; and j. Rural exceptions affordable housing schemes. Development in smaller settlements with settlement boundaries, and which are not included in the settlement hierarchy, will be delivered in accordance with policy SP1. Development outside of these settlements, in other rural hamlets and in isolated groups of development will be restricted to that which is appropriate in a rural area as set out in policy DM1. Neighbourhood plans can allocate non-strategic sites for development. These must be located either within and/or adjoining the settlement boundaries of Urban Areas, Rural Service Centres and Service Villages. Strategic site allocations cannot be made within neighbourhood plans.

Digital Infrastructure

The roll out and continued improvement of digital infrastructure serving all parts of the District will be supported. This includes full-fibre gigabit-capable broadband, 4G and 5G technologies. Applicants will be required to actively demonstrate that they have considered gigabit-capable broadband and mobile connectivity within their proposals for new residential, employment, and retail developments. Adverse impacts on the successful functioning of existing digital infrastructure shall be avoided. Where this is not possible, appropriate mitigation shall be provided.

Theale Rail - Road Transfer Site

The site at Wigmore Lane in Theale, as defined on the Policies Map, shall be safeguarded as a rail-road transfer facility. Redevelopment of the site, in part or in whole, for uses that would compromise the operation of this facility will not be permitted.

Water Resources and Waste Water

Development will be required to minimise water use by incorporating appropriate water efficiency and water recycling measures. A collaborative approach is encouraged between the Council, statutory agencies, water companies and site promoters/developers to promote innovation in water efficiency and re-use within and outside of dwellings and commercial buildings, including demand reduction to improve longer term water resilience. Liaison with other local authorities is expected where relevant. Development will be required to be designed to be water efficient and reduce water consumption. Refurbishments and other non-domestic development will be expected to meet BREEAM water-efficiency credits. All new residential developments (including replacement dwellings) will meet the Building Regulation optional higher water efficiency standard of 110 litres per person per day, using the 'Fittings Approach' as set out in table 2.2 of the Building Regulations part G2. Planning conditions will be applied to new residential development to ensure that the water efficiency standards are met. New or replacement non-residential development of 1000sqm gross floor area or more will meet BREEAM 'excellent' standards for water consumption (with at least a 40% improvement in water consumption against the baseline performance of the building), unless demonstrated not to be practicable. Both of the above apply unless it can be demonstrated that it would not be feasible on technical or viability grounds. Where subsequent national standards exceed those set out above, the new national standards will be applied. Development proposals should satisfactorily demonstrate the following criteria: a. Efficient use of water is made through recycling measures such as rainwater harvesting and grey water recycling; b. Foul water flows produced by the development will be drained separately from surface water run off to a suitable point of connection to a public foul sewer or, for non mains drainage proposals, where there would be no detrimental impact on the environment; c. Suitable land and access is safeguarded for the maintenance and treatment of water resources and wastewater, flood defences and drainage infrastructure; and d. It will not adversely impact the water quality, ecological value or drainage function of water bodies in the District, including any adverse impacts on Source Protection Zones (SPZ). Development which would overload available facilities and create or exacerbate problems of flooding or pollution will not be permitted. Where upgrades to water supply and waste water are required and where there is a capacity constraint the local planning authority will, where appropriate, apply phasing conditions to any approval to ensure that any necessary infrastructure upgrades are delivered ahead of the occupation of the relevant phase of development. The identified need for the development or expansion of other water supply or wastewater facilities, required for existing or proposed development, is an important material consideration in the consideration of planning applications for such proposals. The West Berkshire Phase 2 Water Cycle Study (2021) identifies that land adjacent to the Hungerford Waste Water Treatment Works (as shown on the plan below), will need to be safeguarded to enable upgrades to the Waste Water Treatment Works to serve future growth.

Infrastructure Requirements and Delivery

Development will be required to ensure the timely and coordinated delivery of necessary infrastructure, having regard to the latest version of the Council's Infrastructure Delivery Plan, through proportionate financial contributions and/or on-site provision. Where necessary, the phasing of development will be linked to infrastructure provision. The Council will collaborate with other strategic policy making authorities to ensure that administrative boundaries do not restrict the delivery of the most appropriate infrastructure response. To ensure that communities and business are able to function and grow in a sustainable and effective manner, within the context of the Council's declared Climate Emergency, the Council will work with infrastructure providers and stakeholders, agencies and organisations and funding providers, to identify requirements for and enable the delivery of infrastructure and services for new development and infrastructure development in its own right. The Council will seek to protect, co-ordinate and, where appropriate, improve services and facilities that provide a key function in the operation of existing communities and protecting environmental quality. The loss of existing infrastructure will only be supported if a suitable alternative can be provided or it can be demonstrated that the infrastructure is no longer required to meet the needs of the community.

Atomic Weapons Establishment (AWE) Aldermaston and Atomic Weapons Establishment (AWE) Burghfield

Within the Office for Nuclear Regulation (ONR) land use planning consultation zones surrounding AWE Aldermaston and AWE Burghfield development will be managed in the interests of public safety, and to ensure that any proposed developments do not adversely affect the defence related operation or capability of the AWE sites. Development proposals within the land use planning consultation zones that pose an unacceptable risk to the operation of the AWE Off-Site Emergency Plan (OSEP) and/or adversely affect the defence related operation or capability of the AWE sites will be refused planning permission. In determining applications, the ONR and AWE/MOD will be consulted on development proposals in the Detailed Emergency Planning Zone (DEPZ), Outer Consultation Zone (OCZ) and 12km Consultation Zone which meets the ONR consultation criteria as detailed on the ONR website. The ONR and AWE/MOD will be consulted on any proposal that is likely to lead to any increase in the residential or non-residential population (including visitors and workers) of the DEPZ. Development within the DEPZ is likely to be refused planning permission where the ONR, as regulator of the nuclear licenced sites, advise against the proposed development.

Separation of Settlements around Newbury and Thatcham

In order to prevent the coalescence of Newbury and Thatcham and to maintain the separate identity of the distinct settlements around both towns, the following gaps between settlements have been identified and are outlined on the Policies Map: a. Land between Newbury and Donnington b. Land between Newbury and Enborne Row/Wash Water c. Land between Newbury and Thatcham d. Land between Thatcham and Cold Ash e. Land between Thatcham and Ashmore Green. Development which would detract from the open or rural character of these gaps will not be permitted. In these areas development will only be permitted where it: i. Would not diminish the clear physical and visual separation between distinct settlements; and ii. Would not compromise the integrity of the gap either individually or cumulatively with other existing or proposed development.

Spatial Strategy

The overarching spatial strategy for West Berkshire will deliver the spatial vision and strategic objectives for the District over the plan period and inform the preparation of neighbourhood plans (NDPs). The strategy: a. Directs development to areas of lower environmental value; b. Optimises the use of previously developed land; and c. Optimises the density of development to make the best use of land whilst conserving and enhancing the distinctive character and identity of the built, historic and natural environment. The development approach will be based on three spatial areas: Newbury and Thatcham Eastern Area North Wessex Downs National Landscape. The focus of development in each spatial area will be required to follow the District-wide settlement hierarchy set out in policy SP3 which takes account of the function and sustainability of settlements and promotes sustainable communities. Development and redevelopment within the settlement boundaries of those settlements identified in Appendix 2 and outlined on the Policies Map will be supported. Outside of settlement boundaries, land will be treated as open countryside where development will be more restricted, as set out in policies DM1 and DM35. In each spatial area, opportunities should be taken to make the best use of previously developed land with higher densities of development in locations such as town centres, where the extent and capacity of supporting infrastructure, services and facilities is the greatest. In making optimum use of land and achieving high quality design, density on individual sites will vary according to their location and context, size of developable area and site specific issues such as shape and access: Within Newbury, Thatcham, Tilehurst, Purley on Thames, and Calcot, dev

Retail Parks

The Council will seek to safeguard the following areas, defined on the Policies Map as Retail Parks, for retail and leisure uses: Pincents Lane Retail Park, Calcot; London Road Retail Area (along A4 between Newbury and Thatcham); Newbury Retail Park, Newbury. Proposals within these areas should either individually, or cumulatively with other such proposals, have no significant detrimental impact on the vitality and viability of Newbury town centre or other nearby centres.

Town and District Centres

The Council will seek to maintain and enhance the vitality and viability of West Berkshire's town and district centres. The scale, character and role of each centre defines its position within the District's hierarchy of centres: i. Major town centre: Newbury ii. Town centres: Thatcham and Hungerford iii. District centres: Lambourn, Pangbourne and Theale. The extent of the town centre commercial area boundary for each of the above designated town and district centres within the hierarchy is defined on the Policies Map. Development proposals for main town centre uses will be directed to the town and district centres defined in this policy in line with the sequential test set out in the NPPF. New office developments within Designated Employment Areas (DEA) will be exempt from the sequential test in accordance with policy SP17. Development proposals within a town or district centre will be supported where they: a. Are of an appropriate scale and character that reflect and respond to the role and function of that centre; b. Create a high quality, well designed environment and public realm that promotes the individuality of the centre and responds to its historic built heritage; c. Contribute to the vitality or viability of that centre; d. Do not have an adverse impact on the safety and capacity of the local highway network; and e. Do not have an adverse impact on local amenity. Retail uses will be encouraged within the primary shopping area as defined on the Policies Map. Changes of use within the primary shopping area from Class E to other uses will be permitted where they do not result in a disproportionate concentration of non-Class E units that would be harmful to the vitality of that centre. The Council will support redevelopment/regeneration proposals within town and district centres that provide a net additional contribution to office space to assist in meeting identified needs. To contribute to the diversity and vitality of the District's centres, the Council will seek to retain and enhance existing town centre markets, where appropriate.

Transport Infrastructure

Proposals for new development will be expected to demonstrate the type and level of travel activity likely to be generated. In order to assist in tackling the climate emergency, this travel activity will be expected to be minimised by the design of developments that support low levels of travel with a focus on local journeys that can be made sustainably. Developments will be required to be supported through a range of infrastructure associated with different transport modes. New development will only be supported where the relevant transport infrastructure is delivered in a timely manner. Development will, where necessary, be required to make a proportionate contribution to the provision of or improvement to transport infrastructure including, where relevant, the following: a. Connections and improvements to local pedestrian, cycle and equestrian networks, including access to public transport routes; b. Walking, cycling and equestrian infrastructure identified in relevant Local Cycling and Walking Infrastructure Plans; c. Secure cycle and motorcycle parking; d. Improvements to passenger facilities across a range of transport interchanges; e. Provision of real time passenger information at bus stops along key bus routes; f. New or improved passenger transport services; g. Improvements to the safety and operational capacity of the local road network; h. Works to allow the re-use of former railway line alignments as walking, cycling, and equestrian routes; and i. Provision of electric vehicle charging points and associated infrastructure.

Parking

Parking provision in association with development will be required to ensure that all modes have the facilities they require and that the balance of provision of these facilities between different modes reflects the need for travel activity to minimise carbon emissions and environmental harm. Cycle and motorcycle parking should have regard to the Council's 'Cycling and Motorcycling Advice and Standards for New Development'. This sets out design standards and expected levels of provision for different types of development. Electric vehicle charging points will be required to be installed for all development in line with requirements of the English Building Regulations as a minimum. These charging points may vary from communal points where there are shared parking areas in non-residential developments or for developments of flats, to individual points associated with houses. Details of how these charging points should be delivered and where there are opportunities to go beyond the minimum standards are set out in the Council's guidance 'Electric Vehicle Charging Points for new development'. This must be taken into account when planning new development. Non-Residential Parking: In addition to cycle and motorcycle parking and adequate provision of spaces for electric vehicles to plug-in, priority should be given to provision for other ultra-low emission vehicles, car sharing spaces and car club vehicles. The level of vehicular parking required will be judged on a case by case basis and will take account of: a. The accessibility of the development; b. The type, mix and use of development; c. The availability of and opportunities for public transport; d. Local car ownership levels; and e. Other locally specific issues. Residential Parking for New Development: The layout and design of parking spaces should take account of the parking design guidance included within the Council's 'Highway Design Guidance for Residential Development' in order that good quality homes and neighbourhoods are created. The following levels of parking (as a minimum) should be provided for residential development within the curtilage of the dwellings and / or within formal parking areas. Zones 1, and 2, and the eastern urban settlements zone are detailed on the accompanying maps (as set out in Appendix 5) and Zone 3 covers all other parts of the District.

Travel Planning

Travel planning measures will be required to be implemented in relation to most non-residential developments where a Transport Assessment is required as set out in policy SP19. For residential developments of 60 or more dwellings travel planning measures will be required to be implemented. Where appropriate, any development below 60 dwellings may be requested to implement travel planning measures. The judgement regarding the need for travel planning measures lies with the Council and will take into account any relevant specific local circumstances. Residential developments of 10 or more dwellings will be required to provide new residents with a travel information pack containing relevant details to inform residents of their travel choices and encourage sustainable travel. Where developments are required to develop travel planning measures, it is expected that necessary targets will be set to restrict single occupancy vehicle journeys and to increase sustainable travel, and undertake monitoring and reporting in line with the requirements of the Council.

Transport

Development that generates a transport impact will be required to: - Minimise the impact of all forms of travel on the environment, in accordance with West Berkshire's declared Climate Emergency and Environment Strategy; - Improve and promote opportunities for active travel; - Improve travel choice and facilitate sustainable travel particularly within, between and to main urban areas and rural service centres; - Demonstrate good access to key services and facilities; - Mitigate any adverse impact on local transport networks and the strategic road network; and - Have regard to the West Berkshire Freight Route Network and availability of lorry parking where development will need the support of these facilities. Non-residential developments will be required to prepare Transport Assessments or Transport Statements as appropriate in support of the proposed development. The judgement regarding the need for such documents lies with the Council and will be guided by indicative thresholds for various uses. For residential development, a full Transport Assessment will be required where 60 or more dwellings are proposed. Where 30 or more dwellings are proposed, a Transport Statement will be required. Where appropriate, any development below 60 dwellings may be requested to produce a full Transport Assessment. Development proposals should follow the advice set out in the Council's 'Highway Design Guidance for Residential Developments'. Travel Plans and the implementation of associated measures will be required for all developments which generate a significant amount of transport movement and in accordance with policy DM45 relating to travel planning measures.