Planning in Windsor and Maidenhead

Braywick Park, Maidenhead

1. Be a highly connected place that provides links to surrounding residential areas, both existing and proposed (including AL13, Desborough), the town centre and improved links between the sports hub to the west and the publicly accessible parts of the nature reserve/Site of Special Scientific Interest (SSSI) to the east 2. Provide cycle and pedestrian links to be north-south (for example to the town centre) and east-west (for example to AL13, Desborough and the nature reserve) 3. Provide a range of sporting facilities (indoor and outdoor) to create a high quality strategic sporting hub for Maidenhead. This will include a leisure centre to replace the Magnet Leisure Centre which is to be decommissioned 4. Encourage links between the new proposed school and sporting facilities at Braywick Park, including the new leisure centre 5. Encourage improved public transport access for users of the site 6. Be a major focus of Borough's green and blue infrastructure network, delivering a wide range of environmental and quality of life benefits 7. Preserve and enhance biodiversity by avoiding built development next to existing areas of biodiversity value, including the Nature Reserve/SSSI and the cemetery which will prevent noise/light pollution from affecting wildlife in accordance with the objectives of the Bray to Eton Pits and Meadow Biodiversity Opportunity Area 8. Take opportunities for setting pitches in woodland or landscaping, improving planting around buildings and car parks and providing trees and hedgerows along newly created footpaths wherever possible 9. Maintain rural open character of site that is part of the green wedge extending in from the south towards the heart of the town centre 10. Extend, maintain and reinforce the existing soft boundary character along Braywick Road which is comprised of trees and landscaping with intermittent views into the Park 11. Avoid built development in areas subject to flooding and address surface water flooding issues.

Community Facilities

1. Proposals for new or improved community facilities which meet the needs or aspirations of local residents and visitors will be supported. Where an assessment identifies specific needs in the local area, proposals to meet that local need will be supported when they are located in areas that are accessible by walking, cycling or public transport. 2. Existing community facilities should be retained, improved and enhanced. Applications for change of use or redevelopment will therefore be resisted, unless evidence can be provided to show that the facility is not needed, not economically viable and is no longer required to meet the needs of the local community. 3. Where a new community facility is proposed (including stand-alone new facilities, facilities provided as part of a mixed-use development or conversions), it should be in an accessible location and designed to maximise use by local communities. Proposals for new community facilities should demonstrate that there is a specific need for the facility in the local area. An assessment should be provided, and use may be made of existing evidence provided by the Borough such as the Indoor Sports Facility Strategy. 4. Where opportunities exist the Council will support the co-location of community, leisure and cultural facilities and other local services. 5. Any development proposals for new or additional school provision should be accompanied by a Travel Plan. Loss of Facilities 6. Existing community facilities should be retained, improved and enhanced and applications for change of use or redevelopment will therefore be resisted. Planning permission for development leading to the loss of facilities currently, or last used for the provision of community activities will only be granted where it can be demonstrated that: a. there is no longer a demand for the facility within the area, demonstrated by continuous marketing evidence for a period of at least twelve months, or b. the proposed development would provide sufficient community benefit to outweigh the loss of the existing facility, or c. there is provision for new or replacement facilities to meet an identified need in locations which are well related and easily accessible to the settlement or local community. 7. When a proposal will involve the loss of social and community facilities which are not being replaced, applicants will be required to provide evidence that they have consulted with an appropriate range of service providers and the community, to prove that there is no need for, or requirement for, the facility from any other service provider for an alternative social or community facility that could be met through change of use or redevelopment. In addition applicants are expected to provide evidence that: a. there is no significant local support for its retention b. there are alternative premises within easy walking distance c. any such alternative premises offer similar facilities and a similar community environment to the facility which is the subject of the application. 8. Loss of an indoor or outdoor sports facility will only be acceptable where an assessment of current and future needs has demonstrated that there is an excess of provision in the catchment, and the site has no special significance to the interests of sport. 9. Any loss of school facilities will only be acceptable where the loss would not result in any constraints on school place provision.

Visitor Development

1. Maidenhead and Windsor town centres will be the main focus for major visitor related development. Development will be acceptable in other settlement locations provided that the type and scale of activity and the number of trips generated are appropriate to the accessibility of the location by walkers, cyclists and users of public transport. Proposals for hotel development to support the operation of Windsor and Ascot racecourses will be supported if very special circumstances can be demonstrated in each case. 2. Development proposals for visitor development will be expected to: a. be consistent with the sequential approach to site selection within that settlement or as an exception show evidence that the proposed development is locationally specific and consistent in terms of scale, impact and function with their location b. contribute positively to the character of the area, the amenity of surrounding land uses and the retention and enhancement of heritage assets c. contribute, where appropriate, towards town centre rejuvenation and environmental enhancement and a sustainable, safe, attractive and accessible environment 3. Development required to meet the changing needs of visitors at existing visitor attractions will be supported if the proposal does not have an adverse impact on local environment, amenity or traffic. 4. Development proposals for visitor development in rural locations will be supported where the proposals promote the rural economy and contribute positively towards the ongoing protection and enhancement of the countryside. 5. Visitor development proposals located in the Green Belt will be expected to demonstrate that they maintain the character of the Green Belt in that location, protect historic and heritage assets, are in conformity with current Green Belt guidance, policy and legislation, and are supported by a case of very special circumstances.

Sustainability and Placemaking

1. All new developments should positively contribute to the places in which they are located. 2. Larger developments (over 10 residential units or 1,000 sq. m of floorspace or 1 ha in area) in particular will be expected to: a. Provide a harmonious, integrated mix of uses, where appropriate, that foster a sense of community, vibrancy and activity, b. Contribute to the provision of social, natural, transport and utility infrastructure to support communities, c. Be designed to facilitate and promote community interaction through the provision of: i. walkable neighbourhoods; and ii. attractive public spaces and facilities and routes which encourage walking and cycling; d. Create places that foster active healthy lifestyles; e. Be of high quality design that fosters a sense of place and contributes to a positive place identity f. Foster biodiversity and enhancement of green infrastructure; g. Conserve and enhance the importance of the existing blue character of the Borough (including the River Thames and other watercourses) h. Conserve and enhance the Borough's rich historic environment 3. Proposals for sites bringing forward developments of 100+ net new dwellings, or 5,000 sq. m of employment or mixed use floorspace (outside of the three defined placemaking areas of Maidenhead Town Centre, South West Maidenhead and Ascot), will be expected to be in conformity with the adopted stakeholder masterplan for the site.

Maidenhead Town Centre strategic placemaking area

1. Maidenhead Town Centre will be renewed and enhanced through a combination of new developments, proactive management of change and support for community-led initiatives. This will deliver a modern, high quality, vibrant, accessible and adaptable centre. 2. This will be achieved through making sure that development and change contains a mix of uses that contribute towards the creation of a high quality, successful and sustainable place, and promoting sustainable ways of living, working and overall activity. 3. Development will be guided by a Town Centre Placemaking Supplementary Planning Document focused around the concept of the three distinct areas defined as the Town Centre Core, the Town Centre ring and the Town Centre Fringe. 4. Within each of these three distinct areas all new development will need to: a. Capitalise on and strengthen the centre's important role within the wider Thames Valley as a centre for shopping, leisure and employment whilst also being a growing and sustainable community in its own right. b. Help to achieve character and distinctiveness across the town centre, including ensuring that individual developments are appropriate to their settings and contribute towards creating a clear sense of place where they are located and for the town centre as a whole; c. Deliver high quality architecture and urban design, improving legibility and creating distinct quarters which demonstrate their own individual character and distinctiveness. d. Improve gateways, arrival points and key transport routes and facilitates easier movement in and around the Town Centre for all modes of transport, including reconnecting the Town Centre with its neighbouring areas. e. Contribute towards establishing a strong green infrastructure network, including improved access to current open spaces, introducing new public spaces, and maximising opportunities to green the urban environment. f. Contribute towards the improvement and better integration of the waterways. g. Support the delivery of a coordinated programme of investment in the public realm and local infrastructure and structured environmental improvements, creating a safe accessible and attractive environment for the community and visitors alike. h. Deliver proposals that are resilient and respond to the challenges of climate change.

South West Maidenhead strategic placemaking area

1. The South West Maidenhead Strategic Area (SWMSA), as defined on the Policies Map, is the focus for a significant proportion of the Borough's housing, employment and leisure growth during the Plan period and should be delivered as a high quality, well-connected, sustainable development in accordance with the key principles and requirements set out below and in accordance with other relevant policies in the Development Plan. 2. The SWMSA comprises the following allocated sites: Use Site Ref Approximately 2,600 homes plus new local centre Desborough, Harvest Hill Road, South West Maidenhead AL13 Strategic employment site for new general industrial and warehousing floorspace The Triangle site (land south of the A308(M), west of Ascot Road and north of the M4) AL14 Mixed use strategic green infrastructure space accommodating indoor and outdoor sports facilities, public park, special needs school and wildlife zone Braywick Park, Maidenhead AL15 3. To ensure that development in the SWMSA as a whole comes forward in a strategic and comprehensive manner, planning applications on individual land parcels should accord with the principles and requirements set out in the Development Framework Supplementary Planning Document (SPD), incorporating a masterplan and approach to the approval of design codes; phasing of development and infrastructure delivery for the SWMSA as a whole. 4. The Development Framework SPD will be produced by the Council in partnership with the developers, landowners, key stakeholders and in consultation with the local community. 5. The design and delivery of development within the SWMSA should adhere to the following key principles and requirements: a. A coordinated and comprehensive approach to development of the Area to avoid piecemeal or ad-hoc development proposals; b. Creation of a distinctive, sustainable, high quality new development which provides a strong and identifiable gateway into Maidenhead from the south; c. Provision of the necessary social and physical infrastructure ahead of or in tandem with the development that it supports in order to address the impacts of the new development and to meet the needs of the new residents. d. Development that provides for a balanced and inclusive community and delivers a range of sizes, types and tenures, including affordable housing, in accordance with other policies in the Plan. e. Provision of measures to minimise the needs to travel and maximise non-car transport modes, including provision of a multi-functioning green link to create a continuous north-south corridor through the whole SWMSA. f. Enhancement of existing and provision of new vehicular and non-vehicular connections to and across the SWMSA, g. A strategic green infrastructure framework and network of green spaces to meet strategic and local requirements, including retention of existing green spaces and edges where possible and provision of new public open space in accordance with the Council's standards. h. Delivery of a net gain in biodiversity across the area that reflects its existing nature conservation interest. i. Measures to reduce climate change and environmental impacts including suitable approaches to sustainable energy, recycling and construction.

Ascot Strategic Placemaking Area

1. Ascot Town Centre and immediate surrounding area will be rejuvenated through a combination of new developments, proactive management of change and support for community-led initiatives as a vibrant, multi-use green place that serves all parts of the Ascot community as well as being a retail focus for visitors to the Ascot racecourse. The existing community living in South Ascot will be better connected to the High Street and its facilities, so that the whole community is unified and cohesive. 2. Development will be guided by an Ascot Strategic Placemaking Area Supplementary Planning Document produced by the Council in partnership with the local community, developers, landowners and other key stakeholders. 3. The Ascot Strategic Placemaking Area encompasses the following allocated sites (identified on the Policies Map): Residential, retail, employment, community uses, and public open space - Ascot Centre, Ascot - AL16 Residential - Shorts Waste Transfer Station and Recycling Facility, St Georges Lane, Ascot - AL17 Residential and public car parking - Ascot Station Car Park - AL18 Residential and health uses - Heatherwood Hospital, Ascot - AL20 Site specific requirements for each of the site allocations are contained in Appendix C and form part of this policy. 4. All new development in the Ascot Strategic Placemaking Area will need to adhere to the following place making principles: a. Improvements to the quality of the public realm, with the High Street improved through traffic calming to create a safer, more pedestrian and cyclist friendly environment. b. Improvements to the High Street to provide a high quality retail, cultural and leisure experience. This will include a village square on the southern side that will form a new heart to the centre and create a vibrant day and night time economy with primarily small independent shops, cafes/restaurants, community uses and civic buildings. c. The delivery of holistic residential-led mixed use development on development sites close to the High Street that has a distinct and exemplar design, is sympathetic to local character and existing context heights and reflects the local architectural vernacular. To achieve this developers must work together to ensure that sites are not developed in isolation but instead are well integrated with each other and with surrounding uses. d. Improved connectivity within the area, including overcoming transport and physical barriers such as the railway line, so that the High Street heart is connected by footpaths, cycle ways and public transport to new and existing residential communities and Ascot railway station. e. Encouraging racecourse visitors to use sustainable means of transport to reach the venue and local communities to use their cars for fewer trips. f. Mitigation of the impact of residential development on the Thames Basin Heaths Special Protection Area through the provision of on-site Suitable Alternative Natural Greenspace (SANG) to the south of Heatherwood Hospital and potentially to the south of St George's School, or a contribution to existing SANG elsewhere. g. Improved connectivity to local and wider networks of green and blue infrastructure, including through the creation of new parks and 'urban greening' within development sites and enhanced biodiversity. h. New development that is built to high environmental standards and responds to the challenges of climate change. i. Provision of new employment opportunities on the Ascot Business Park and on the High Street to establish Ascot as a more significant business location, diversifying the economy and providing jobs. j. Enhancement of the role of Ascot as a tourist location, including the provision of a new hotel close to the High Street and the racecourse.

Character and Design of New Development

New development will be expected to contribute towards achieving sustainable high quality design in the Borough. A development proposal will be considered high quality design and acceptable where it achieves the following design principles: a. Is climate change resilient and incorporates sustainable design and construction which: minimises energy demand and water use, maximises energy efficiency; and minimises waste. b. Respects and enhances the local, natural or historic character of the environment, paying particular regard to urban grain, layouts, rhythm, density, height, skylines, scale, bulk, massing, proportions, trees, biodiversity, water features, enclosure and materials; c. Provides layouts that are well connected, permeable and legible and which encourage walking and cycling; d. Delivers easy and safe access and movement for pedestrians, cyclists, cars and service vehicles, maximising the use of sustainable modes of transport where possible; e. Respects and retains existing high quality townscapes and landscapes and helps create attractive new townscapes and landscapes; f. Retains important local views of historic buildings or features and makes the most of opportunities to improve views wherever possible (including views of key landmarks such as Windsor Castle, Eton College and the River Thames); g. Creates safe, accessible places where crime and disorder, and the fear of crime, do not undermine quality of life or community cohesion. Well connected, attractive, legible places with strong active frontages will be expected; h. Incorporates interesting frontages and design details to provide visual interest, particularly at pedestrian level; i. Designed to minimise the visual impact of traffic and parking; j. Protects trees and vegetation worthy of retention and includes comprehensive green and blue infrastructure schemes that are integrated into proposals; k. Provides high quality soft and hard landscaping where appropriate; l. Provides sufficient levels of high quality private and public amenity space; m. Has no unacceptable effect on the amenities enjoyed by the occupants of adjoining properties in terms of privacy, light, disturbance, vibration, pollution, dust, smell and access to sunlight and daylight; n. Is accessible to all and capable of adaption to meet future needs; o. Provides adequate measures for the storage of waste, including recycling waste bins, in a manner that is integrated into the scheme to minimise visual impact p. Fronts onto, rather than turns its back on waterways and other water bodies.

Building Height and Tall Buildings

General approach to heights in the Borough 1. Within established settlements (outside of Maidenhead Town Centre where Clause 2 applies), new development will be generally expected to maintain the existing context heights, to reinforce and reflect the character of the local area. In large developments that can establish their own sense of place the general height of buildings may be increased to support placemaking and an efficient use of land. Proposed general building heights on such sites should not normally constitute an increase to the typical building height in the surrounding area by more than one storey, subject to responding appropriately to the existing characteristics of the site and wider context in respect of the built form, landscape, landform, heritage and views. 2. Maidenhead town centre has the capacity to accommodate buildings of greater height. An increase of the general height by up to 2 storeys above the surrounding context height (up to a maximum of 5 storeys in total) may be acceptable, where it can be demonstrated that this approach is necessary to deliver sustainable development and facilitate intensification, and any adverse impacts on existing townscape, heritage assets and views are avoided or appropriately mitigated. 3. Where development is proposed on large greenfield sites that lack a relevant development context, the appropriate future height of buildings should be established through the Placemaking SPD or Stakeholder Masterplan process (as relevant). Tall Building Definition 4. A building of more than 1.5 times the context height of the surrounding area or a minimum of 4 storeys in a 2 storey area, will be considered a tall building. Tall Buildings Urban Design Principles 5. Tall buildings (as defined in Clause 4 above) are exceptional forms of development and will only be appropriate in a limited number of locations and circumstances as exceptions to Clauses 1 or 2 above. Large parts of the Royal Borough are unsuitable for tall buildings due to heritage, landscape and townscape character sensitivities. Other than in Maidenhead Town Centre, building heights of above 2.5 times the context height will not generally be appropriate. 6. On the Nicholsons Centre site (AL1) within Maidenhead Town Centre, a single tall building above 2.5 times the contextual height may be acceptable to mark the centre of the town. 7. In general, tall buildings will only be considered appropriate in areas with high public transport accessibility, a mix of uses and an existing or emerging urban character that can successfully assimilate the scale, height and level of activities of the proposed development. 8. To be acceptable tall building proposals will need to be part of a comprehensive approach to development and placemaking and have a clear purpose. Proposals should demonstrate how as a landmark building (or cumulatively as part of a cluster of buildings) they will significantly enhance legibility and deliver significant regeneration benefits for the locality. 9. Proposals for tall buildings must be of the highest quality of design and demonstrate how they will: a. be of a height, scale, mass and volume that are proportionate to the role, function and importance of the location in the wider context of the locality and the Royal Borough. b. enhance the character and distinctiveness of the area and respond appropriately to the local townscape character. c. not adversely affect sensitive townscapes and landscapes, detract from important landmarks, strategic and locally important views or key characteristics of the skyline. d. mitigate against and avoid harm to the significance of heritage assets and their settings. e. not prejudice future development potential of adjacent/neighbouring buildings or plots. f. avoid an overbearing impact or canyon effect on the street space and present a human scale of development at street level with active uses at ground floor level. g. maintain adequate distance between buildings to protect the amenity of existing and future residents (including consideration of privacy, day and sun-lighting and outlook). h. pro

South West Maidenhead Strategic Placemaking Area

New development within the area should come forward in accordance with the South West Maidenhead (SWM) Placemaking Area Framework Plan, which provides a high level planning context to guide and enable a comprehensive approach to be taken to the future change and evolution of the area in a subsequent Supplementary Planning Document (SPD) and planning applications.

The Triangle Site (land south of the A308(M) west of Ascot Road and north of the M4), Maidenhead

1. Be considered as a gateway site to the town of Maidenhead and an important highly visible part of a wider South West Maidenhead growth area 2. Facilitate comprehensive development and effective placemaking in the South West Maidenhead Area 3. In line with Policy ED1, provide a suitable and sustainable mix of B2 and B8 uses 4. Explore how best to make efficient use of the site, which may include some E(g)(iii) space above industrial uses 5. Promote sustainable travel and mitigation measures such as improved public transport provision and walking and cycling routes to mitigate the impact of development on the Maidenhead Town Centre Air Quality Management Area (AQMA) 6. Ensure that the development is well-served by public bus routes/demand responsive transport/other innovative public transport solutions, with appropriate provision for new bus stop infrastructure, such that the bus is an attractive alternative to the private car for local journeys, including to railway stations 7. Provide adequate vehicle and cycle parking provision proportionate to and in line with the implemented sustainable transport measures 8. Provide pedestrian and cycle links to Desborough (AL13) with connectivity to the surrounding area and Maidenhead Town Centre 9. Address impacts of vehicle movements on Ascot Road and Braywick Road roundabout 10. Further discussion is needed, including with Highways England, over the feasibility of a pedestrian and cyclist bridge over the A308(M), and if deliverable, this should create a distinctive landmark on the approach to Maidenhead and facilitate the safe movement of pedestrians and cyclists between the Triangle site and South West Maidenhead. Alternatively, if demonstrated not to be feasible, alternative sustainable access options would need to be explored and implemented that provide comparable benefits for the movement of pedestrians, cyclists and public transport users in the area 11. Enhance vehicular and non-vehicular access to and within the site in accordance with Policy QP1b: Placemaking Principles for South West Maidenhead Strategic Area 12. Provide high quality green and blue infrastructure across the site at both ground and upper levels. This should include green walls and roofs, sitting out areas for employees and robust and generous provision of landscaping in vehicle parking areas 13. Treat the existing water course on the site in a sensitive way to enhance biodiversity and ecosystem health 14. Retain all valuable trees and reinforce the tree landscape buffers to the A308(M) and M4 and along all of the site boundaries to maintain the sense of a leafy enclosure and setting to the development 15. Strengthen the boundary to the remaining Green Belt to ensure it is defensible and permanent, for example through landscape planting or a tree belt 16. Be of a high quality design that supports the character and function of the surrounding area 17. Be designed sensitively to consider the privacy and amenity of neighbouring residential properties 18. Provide appropriate mitigation measures to address any impacts of the site in terms of noise, pollution and air quality on adjoining residential areas 19. Ensure that building heights and densities reflect those of the surrounding area 20. Consider and retain long distance views to and from the site, particularly the impact of tall buildings on historic views and the amenity of existing properties surrounding the sites 21. Address topographical issues across the site 22. Address fluvial flooding issues, including by avoiding any built development within Flood Zone 3b areas which are located to the north and west of the site. Any development should be supported by a robust Flood Risk Assessment, demonstrating that the development would manage flood risk on site without increasing flood risk elsewhere and taking account of the impacts of climate change 23. Address surface water flooding and potential risks to groundwater 24. Demonstrate the sustainable management of surface water runoff through the use of Sustainable Drainage Systems (SuDS) in line with policy and best practice; any proposed surface water discharge must be limited to greenfield runoff rates 25. Conserve and enhance local biodiversity and local Priority Habitat areas 26. Provide high quality green landscaping surrounding the site 27. Provide a high quality public realm 28. Be supported by an appropriate Travel Plan 29. Retain, conserve and enhance the setting of the nearby the Scheduled Ancient Monument to the south of the A308(M) at Moor Farm, Holyport 30. Provide appropriate Archaeological Assessment 31. Provide strategic waste water drainage infrastructure 32. Connect to/provide all required utilities.

St Cloud Gate, Maidenhead

Development of the site will be required to: 1. Facilitate comprehensive re-development and effective placemaking in the town centre. This will include playing a key role in enhancing connections into the Town Centre Areas and improving the appearance and environment of the Town Centre Ring 2. Contribute to the provision of very high quality and safe connections from the northern side of St Cloud Way into the Town Centre Core Area 3. Provide a network of pedestrian and cycle connections through the site facilitating linkages to St Cloud Way, Cookham Road, the adjoining surgeries, Council car park and St Cloud Way allocation site 4. Provide adequate vehicle and cycle parking provision proportionate to and in line with the implemented sustainable transport measures 5. Ensure that the development is well-served by public bus routes/demand responsive transport/other innovative public transport solutions, with appropriate provision for new bus stop infrastructure, such that the bus is an attractive alternative to the private car for local journeys 6. Include high quality green infrastructure at ground floor and higher levels and incorporate green walls and/or roofs and sitting out areas for employees 7. Create an active frontage to both St Cloud Way and Cookham Road 8. Enclose St Cloud Way and Cookham Road with buildings and large trees 9. Address the Cookham Road/St Cloud Way intersection with a gateway feature 10. Provide appropriate transition from the height of the built form on the site to the low height and small scale buildings adjacent to the northern boundary. A building of inappropriate height, scale or mass that does not respect its setting will not be acceptable 11. The development should be of an exemplary design to reflect the gateway role of the site. The design must also positively manage, conserve and enhance the setting of the adjoining Grade II Listed Building, The Wilderness (Claremont Surgery), and its associated outdoor environment. Particular attention will need to be paid to height, massing, character, overshadowing, architectural form, amenities, landscaping, lighting and materials 12. Integrate well in terms of design, layout, function and connectivity with the adjoining St Cloud Way allocation site 13. Ensure that adjoining developments do not suffer from poor residential amenities as a result of the proposals. This will include good sun and daylighting and privacy standards for adjoining developments 14. Demonstrate the sustainable management of surface water runoff through the use of Sustainable Drainage Systems (SuDS) in line with policy and best practice; any proposed surface water discharge should be limited to greenfield runoff rates where feasible 15. Address potential risks to groundwater.

Economic Development

1. A range of different types and sizes of employment land and premises will be encouraged to maintain a portfolio of sites to meet the diverse needs of the local economy. Appropriate intensification, redevelopment and upgrading of existing sites and premises will be encouraged and supported to make their use more efficient and to help meet the forecast demand over the plan period and to respond to modern business needs. 2. The Royal Borough will seek to make provision for at least 11,200 net new jobs across a range of floorspaces. 3. It will do this by ensuring a flexible supply of high quality employment floorspace making some new allocations, utilising existing employment areas and promoting a more intensive use of these sites through the recycling, refurbishment and regeneration of existing older or vacant stock and promotion of flexible working practices. 4. To ensure that the Royal Borough delivers its employment needs in full, land will be allocated for economic needs in the following locations: 5. New office space will be focused within Maidenhead, Windsor and Ascot town centres. The Council will require that the recently permitted schemes at both Alma Road (Windsor) and The Landing (Maidenhead) will be delivered in accordance with the planning consent. 6. In addition the following sites and areas will be expected to meet the Borough's office needs: a) The following sites will be allocated to meet the Borough's office needs: Site Ref Estimated additional office space (sq. m) Nicholsons Centre, Maidenhead AL1 15,000 (net additional) Maidenhead Railway Station AL7 4,000 (net additional) St Cloud Gate AL8 3,500 (net additional) b) Redevelopment of the Nicholsons centre is a major opportunity to deliver net additional employment floorspace within Maidenhead town centre. The Council will work with the site promoter to ensure that this redevelopment makes a positive contribution to the Borough's office supply. c) Where other sites within town centres come forward for redevelopment developers will be required to demonstrate that have maximised the office component of their scheme in line with market evidence at the time. d) A strong presumption against net loss of floorspace will apply where sites are redeveloped within the town centres. 7. New industrial and warehousing space (E(g)(iii), B2, B8 and associated sui generis employment uses) will be provided at the following locations around Maidenhead: Site Ref Estimated additional Industrial space (ha) The Triangle Site (land south of the A308(M) west of Ascot Road and north of the M4), Maidenhead AL14 25.7 (Note: not all of the site will be developed for employment purposes due to flood risk and other constraints) Crossrail West Outer Depot, Maidenhead AL11 1.2 8. Given the shortage of industrial space in the Borough and limited scope to allocate new sites as a result of constraints, priority should be to deliver units that meet the needs of the Borough's firms. This is likely to take the form of smaller 'flexible' units for small and medium sized firms who may otherwise be required to look for space outside the Borough focusing on <1,000 sq. m units with a some slightly larger (<2,000 sq. m). 9. Where possible property should be provided in a format that may allow mezzanine floors and consideration should be given to providing office space above industrial units to make the most efficient use of limited land. 10. At the Triangle site, larger units (for example B8 distribution units) should only be permitted where they are required to secure the delivery of a mix of units as part of a comprehensive scheme and ensure that the allocation is delivered to a high standard reflecting the 'gateway' nature of the site to Maidenhead. The site should also be subject to a phased masterplan to deliver new units to the local market over the first 10 years of the plan. 11. The above employment site allocations are identified on the Policies Map. Site specific requirements for each of the employment sites are contained in Appendix C and form part of this policy. In meeting the proforma requirements, flexibility may be applied to allow for material changes in circumstance as a result of the passage of time or to enable alternative solutions that will deliver the same, or preferably, a better planning outcome.

Protected Employment Sites

1. The BLP will retain sites for economic use and employment as defined on the Policies Map: i. Office stock within the town centres of Maidenhead, Windsor and Ascot will be protected and, in line with ED1(5) & (6), where redeveloped the Council will look to secure net additional office space where possible. ii. Outside the above town centres the Employment sites listed below are defined on the Policies Map as Business Areas: a. Vanwall Business Park, Maidenhead b. Norreys Drive, Maidenhead c. Foundation Park, Cox Green d. Windsor Dials, Windsor e. Centrica, Millstream Windsor f. Alma Road, Windsor g. Stafferton Way, Maidenhead, Employment Uses only h. Whitebrook Park, Maidenhead i. Tectonic Place, Maidenhead iii. Employment sites listed below are defined on the Policies Map as Industrial Areas: a. Furze Platt Industrial Area, Maidenhead b. Woodlands Business Park, Maidenhead c. Cordwallis Industrial Area, Maidenhead d. Howarth Road, Off Stafferton Way, Maidenhead e. Prior's Way Industrial Estate, Maidenhead f. Vansittart Road Industrial Area, Windsor g. Fairacres Industrial Area, Windsor h. Ascot Business Park, Ascot i. Queens Road Industrial Estate, Sunninghill j. Manor House Lane Employment Estate, Datchet k. Baltic Wharf, Maidenhead l. Boyn Valley Industrial Estate, Maidenhead m. Reform Road, Maidenhead iv. The sites listed below are defined on the Policies Map as Mixed Use Areas: a. DTC Research, Belmont Road, Maidenhead b. Shirley Avenue (Vale Road Industrial Estate), Windsor v. The sites below are defined on the Policies Map as Established Employment sites in the Green Belt: a. Maidenhead Office Park, For E(g) and industrial Uses b. Ashurst Manor, Sunninghill, For E(g) use c. Lower Mount Farm, Cookham, for Industrial Uses d. Ditton Park, Riding Court Lane, for E(g) uses e. Horizon Building, Honey Lane, Maidenhead, for E(g) Uses f. Grove Park, Business Park, White Waltham, Mixed Uses g. Silwood Park, Sunningdale, Technology Park / Educational Uses 2. Within industrial areas (as defined on the Policies Map) there will be a strong presumption in favour of retaining premises suitable for industrial, warehousing and similar types of uses, (including premises, suitable for medium, smaller and start-up businesses). Proposals for new premises suitable for these types of uses will be supported. Other uses will only be permitted if they are ancillary to industrial or warehousing uses, do not result in the loss of industrial or warehousing premises or demonstrate a sufficient benefit for the economy of the Borough. 3. Within business areas and mixed use areas, intensification of employment activity will be encouraged subject to the provision of appropriate infrastructure and safe access. An element of residential development may also be acceptable in mixed use areas but it must ensure that the overall quantum of employment floorspace within the mixed use area as a whole is not reduced, except where identified in the proforma in this plan. 4. Within industrial, business and mixed use areas, development proposals that improve and upgrade the facilities available to support businesses will be supported. 5. Within Established Employment Sites in the Green Belt, proposals that improve and/or upgrade the uses specified in Clause 1v for each site will be supported. Proposals to intensify the uses may also be supported, subject to the provisions set out in national policy with regards to development within the Green Belt. 6. For all sites a 'nil net loss' of commercial floorspace principle will apply. 7. In exceptional cases, where redevelopment does not provide full replacement space the Council will require market evidence to justify this loss, using policy ED3 and Appendix D as a guide. This should consider both the reuse of the buildings on site and feasibility/viability of replacement space offered freehold or leasehold. Justification should also be provided as to why the release is needed in advance of the plan review of the allocation in question.

Other Sites and Loss of Employment Floorspace

Other Sites 1. Development proposals for employment on sites currently in employment use will be supported. 2. Development proposals for employment development on sites currently used for non-employment purposes will be considered on their merits. Where benefits arising from the proposed use would exceed the benefit of retaining the existing use, the development proposal will be supported. Loss of Employment Floorspace 3. Where a change is proposed from an economic use to another use, development proposals must provide credible and robust evidence of an appropriate period of marketing for economic use and that the proposals would not cause unacceptable harm to the local economy. A further consideration to be taken into account will be the significance to the local economy of the use to be lost. 4. Marketing evidence should prove that both the land and the premises have been widely advertised and marketed for a wide range of economic uses for at least one continuous year immediately prior to submission of a relevant planning application. The exercise should be formally agreed with the Local Planning Authority prior to its commencement and demonstrate that the price and terms on which the land or premises were marketed were reasonable by comparison with similar examples in the local area. See Appendix D for marketing evidence details which will be used to assess the acceptability, or otherwise, of the information submitted and the marketing undertaken. 5. Information should be provided detailing any interest received from potential buyers or tenants since the marketing commence. Where interest has been received and that interest has not been pursued, this must be explained. The requirement for marketing evidence applies when a proposal is made that would result in the loss of an economic use or a net reduction in the quantity of employment land or premises. 6. Marketing evidence will be assessed within the context of: a) the overall quality of the site as an employment location b) the level of occupation/vacancy of the site c) consideration of the suitability of conversion for start-up and micro businesses d) whether the employment use generates any adverse impacts on the adjoining are e) possible benefits from relocating the economic use; possible benefits from using the site for alternative uses f) the achievement of other plan objectives. Marketing evidence will need to address the demand from both the freehold and leasehold markets – reflecting the fact that the dynamics of the two markets may differ.

Farm Diversification

1. Proposals for farm diversification will be permitted providing they meet the following criteria: a. the proposal is a subsidiary component of the farm enterprise and contributes to the continuing viability of the farm as a whole, retaining existing or providing new employment opportunities and services for the local community; b. the scale and nature of the proposal must be appropriate within its rural location and where it is likely to create significant vehicular movements to and from the site it should be well located in relation to villages, settlements and towns; c. the proposal should reuse or adapt any existing farm buildings which are suitable and where appropriate include the removal of any redundant buildings which are derelict or offer no opportunity for beneficial use. The reuse of a building for business and industrial uses should be appropriate in terms of its size and character, not adversely impact upon nearby agricultural activity, be appropriate to a rural setting and preferably connected to agriculture. New buildings to enable farm diversification will only be permitted in accordance with national Green Belt policy, and only if existing buildings cannot be reused. d. In the Green Belt, very special circumstances will be needed for a new building. If a new building can be justified it should be sited in or adjacent to an existing group of buildings, be compatible in scale, design, siting and materials, must relate satisfactorily to the surrounding landscape and character, and must avoid where possible the loss of the best and most versatile agricultural land; e. there would be no significant detriment to the amenity of nearby residents, the surrounding landscape, biodiversity or geodiversity, and no unacceptable effect on water quality or flooding on any watercourse in the vicinity of the site; f. the proposal should have regard to the local road network and the associated traffic movement should not compromise highway safety or the free flow of traffic; and g. where a retail use is proposed it must be directly related to the farm unit. h. the proposal would, where this is possible and viable, deliver environmental improvements, for example in terms of additional landscaping or biodiversity enhancements. 2. Proposals for retail development in the countryside, not related to a farm enterprise, will not be permitted and should be directed to villages, settlements and towns, in accordance with the Town Centres and Retail policies.

Renewable Energy Generation Schemes

1. Development proposals for the production of renewable energy and associated infrastructure will be supported. Renewable energy development should be located and designed to minimise adverse impacts on landscape, wildlife, heritage assets and amenity. Priority will be given to development in less sensitive areas including on previously developed urban land. 2. Development proposals should illustrate how the location and design of renewable energy generation proposals are appropriate to the chosen location, do not cause adverse harm to the area and in the case of more sensitive areas are small scale. 3. The following matters will be considered in the determination of renewable energy generation proposals: a. potential to integrate the proposal with existing or new development b. Best Practicable Environmental Option (BPEO) which should include an evaluation of the potential benefits to the community and opportunities for environmental enhancement c. proximity to adequate transport networks d. availability of suitable connections to the electricity distribution network. e. impacts on Heritage Assets and their setting 4. Development proposals for wind energy development will only be supported where they are located in areas identified as being suitable for small or medium and large turbines on the Wind Mapping Exercise Maps and on sites allocated for wind energy development in Neighbourhood Plans.

Climate Change

1. All developments will demonstrate how they have been designed to incorporate measures to adapt to and mitigate climate change. The following measures shall be incorporated into development: a. Wherever possible, new buildings shall be orientated to maximise the opportunities for both natural heating and ventilation and reducing exposure to wind and other elements; b. Proposals involving both new and existing buildings shall demonstrate how they have been designed to maximise resistance and resilience to climate change for example by including measures such as solar shading, thermal mass, heating and ventilation of the building and appropriately coloured materials in areas exposed to direct sunlight, green and brown roofs, green walls, etc; c. Use of trees and other planting, where appropriate as part of green and blue infrastructure schemes, to provide shading of amenity areas, buildings and streets and to help to connect habitat, designed with native plants that are carefully selected, managed and adaptable to meet the predicted changed climatic conditions; and d. All development shall minimise the impact of surface water runoff from the development in the design of the drainage system, and where possible incorporate mitigation and resilience measures for any increases in river flooding levels as a result of climate change 2. Adaptation measures need to be built into all new developments to ensure the sustainable development of housing, businesses and the economy of the Royal Borough. 3. Applicants should refer to the adopted Sustainable Design and Construction Supplementary Planning Document (SPD), the Borough Wide Design Guide SPD and the Environment and Climate Strategy 2020-2025, or successor documents for further guidance.

Land south of Ray Mill Road East, Maidenhead

Development of the site will be required to: 1. Create a maintained 'pocket park' with small scale facilities which may include information boards and seating 2. Deliver biodiversity enhancement – Due to proximity to river corridor and nearby lake, the site is of value to various wildlife (including: birds, bats, frogs, toads, hedgehogs and reptiles) as a stop-over/feeding/roosting location. A pond should be created away from public footpaths to enhance this value to the wildlife 3. Retain and enhance all existing trees and shrubs and varied grassland 4. Provide flood attenuation areas 5. Provide and improve public footpaths into and across the site 6. Retain the existing car parking off Ray Mill Road East 7. Maintain views of open land from surrounding residential properties.

Land north of Lutman Lane, Spencer's Farm, Maidenhead

Development of the site will be required to: 1. Deliver green and blue infrastructure, including public open space to serve the new residential and educational uses development on adjoining site allocation AL25 2. Provide further improvements to the existing football facilities 3. Deliver significant biodiversity improvements, including along the Greenway Corridor/Strand Water, which is a Local Wildlife Site 4. Retain the existing area of woodland to the north of the site 5. Provide a network of high quality pedestrian/cycling routes to the new housing/educational uses to the west, enabling new residents and pupils to access the public open space, habitat areas and sporting facilities 6. Link into and help extend the wider strategic green infrastructure/nature recovery network linking Maidenhead with Cookham via an alternative route to the Thames path 7. Mitigate impacts of light pollution from the floodlighting that serves the football pitch on light sensitive wildlife 8. Provide flood attenuation areas as a defensible buffer for proposed development on adjoining site allocation AL25.

Local Green Space

1. The Council will give special protection to Poundfield, which is designated as Local Green Space and is shown on the Policies Map. 2. Proposals to develop land designated as Local Green Space in the Development Plan will be determined in accordance with Policy QP5, which is consistent with national policy as it relates to development in the Green Belt. 3. Inappropriate development within designated Local Green Spaces identified in the BLP and Neighbourhood Plans will not be permitted except in very special circumstances.

Thames Basin Heaths Special Protection Area

1. New residential development which is likely to have significant effects on its purpose and integrity will be required to demonstrate that adequate mitigation measures are put in place to avoid any potential adverse effects. The measures will have to be agreed with Natural England who will help take a strategic approach to the management of the Special Protection Area (SPA). 2. A precautionary approach to the protection and conservation of the SPA will be taken and development will only be permitted where the Council is satisfied that this will not give rise to significant adverse effects upon the integrity of the SPA. No sites will be allocated nor planning permission granted, for a net increase in residential development within the 400 metres exclusion zone of the Thames Basin Heath SPA because the impacts of such development on the SPA cannot be fully mitigated. New residential development beyond 400 metres threshold but within five kilometres linear distance of the SPA boundary (the SPA zone of influence) will be required to make an appropriate contribution towards the provision of Suitable Alternative Natural Greenspace (SANG) and the Strategic Access Management and Monitoring (SAMM). Development proposals between five to seven kilometres linear distance from the SPA boundary, for 50 or more residential units, will be assessed on an individual basis to ascertain whether the proposal would have a significant adverse impact on the SPA. This assessment will involve a screening of the likely significant effects of the development and, where the screening suggests it is necessary, an Appropriate Assessment. Where a significant adverse impact is identified then mitigation measures will be required to be delivered prior to occupation and implemented in perpetuity. 3. The following sites are defined on the Policies Map and allocated as SANG: a. land south of Allen's Field (extension to Allen's Field strategic SANG) b. land at Heatherwood Hospital and Sunningdale Park (bespoke SANGs which may also have a strategic role) Future SANG Provision 4. It is likely that new strategic SANG land will need to be identified in the future to provide appropriate mitigation in the area of influence of the SPA. The Council will continue to work with partner organisations to deliver an appropriate level of SANG mitigation to mitigate the impact of new development. If insufficient SANG is available for future developments requiring mitigation then planning permission will be refused. 5. A minimum of eight hectares of SANG land (after discounting to account for current access and capacity) should be provided per 1,000 new occupants. SANG must be secured in perpetuity. 6. An applicant may wish to provide a bespoke SANG as part of development. Such bespoke SANG provision will usually be necessary only for larger developments of 50 or more dwellings. Where that is the case, all relevant standards including standards recommended by Natural England should be met and a contribution will have to be made towards

Environmental Protection

1. Development proposals will only be supported where it can be shown that either individually or cumulatively in combination with other schemes, they do not have an unacceptable effect on environmental quality or landscape, both during the construction phase or when completed. Development proposals should also avoid locating sensitive uses such as residential units, schools or hospitals in areas with existing or likely future nuisance, pollution or contamination. 2. Where appropriate, applicants will be required to submit details of remedial or preventative measures (for example: construction management plans) and any supporting environmental assessments. Planning conditions may be imposed to ensure implementation of any measures that make development proposals acceptable. 3. Development proposals should seek to conserve, enhance and maintain existing environmental quality in the locality, including areas of ecological value (land and water based), and improve quality where possible, both during construction and upon completion. Opportunities for such improvements should be incorporated at the design stage and through operation. 4. Residential amenity should not be harmed by reason of noise, smell or other nuisance. Accordingly, care should be taken when siting particular commercial or agricultural proposals such as livestock units, silage storage or slurry pits which should be sited well away from the curtilage of any residential property.

Air Pollution

1. Development proposals will need to demonstrate that they do not significantly affect residents within or adjacent to an Air Quality Management Area (AQMA) or to residents being introduced by the development itself. 2. Development proposals which may result in significant increases in air pollution must contain appropriate mitigation measures, (such as green infrastructure, sustainable travel, electric vehicle charging parking points, limited vehicle parking, awareness raising)

Air Pollution

1. Development proposals will need to demonstrate that they do not significantly affect residents within or adjacent to an Air Quality Management Area (AQMA) or to residents being introduced by the development itself. 2. Development proposals which may result in significant increases in air pollution must contain appropriate mitigation measures, (such as green infrastructure, sustainable travel, electric vehicle charging parking points, limited vehicle parking, awareness raising, and enabling smarter travel choices) thus reducing the likelihood of health problems for residents. 3. Development proposals should aim to contribute to conserving and enhancing the natural and local environment, by avoiding putting new or existing occupiers at risk of harm from unacceptable levels of air quality. Development proposals should show how they have had regard to the UK Air Quality Strategy or any successive strategies or guidance, ensuring that pollutant levels do not exceed or come close to exceeding national limit values. 4. Development proposals should show how they have considered air quality impacts at the earliest stage possible; where appropriate through an air quality impact assessment which should include the cumulative impacts. Where relevant, air quality and transport assessments should be linked to health impact assessments, including any transport related mitigation measures that prove necessary.

Artificial Light Pollution

1. Development proposals should seek to avoid generating artificial light pollution where possible and development proposals for new outdoor lighting schemes that are likely to have a detrimental impact on neighbouring residents, the rural character of an area or biodiversity, should provide effective mitigation measures. Development proposals which involve outdoor lighting must be accompanied by a lighting scheme prepared according to the latest national design guidance and relevant British Standards publications. 2. Development proposals should seek to replace any existing light installations in order to mitigate or reduce existing light pollution. 3. The distinction between urban areas and the countryside should be maintained. To determine whether development proposals involving artificial lighting have a detrimental impact, they should be assessed in accordance with the zone in which they are located (E2, E3 or E4) on whether they have the potential to cause harm to the health or quality of life, or to affect biodiversity. 4. All artificial lighting must be directional and focused with cowlings to reduce light spill into river corridors and other wildlife corridors. 5. Development proposals should show how they have addressed the environmental zone in which the application is proposed and suggest mitigation measures and methodology accordingly and will also require where appropriate development proposals include landscaping measures to effectively screen lighting installations. The use of overly sensitive 'movement triggered' lighting will be resisted where it would impact on the amenity of the area. 6. With particular reference to floodlighting schemes, development proposals should not have an adverse effect on adjacent areas and use suitable methods for data provision, such as an isolux diagram.

Noise

1. Development proposals should consider the noise and quality of life impact on recipients in existing nearby properties and also the intended new occupiers ensuring they will not be subject to unacceptable harm. 2. Development proposals that generate unacceptable levels of noise and affect quality of life will not be permitted. Effective mitigation measures will be required where development proposals may generate significant levels of noise (for example from plant and equipment) and may cause or have an adverse impact on neighbouring residents, the rural character of an area or biodiversity. 3. Development proposals in areas significantly affected by aircraft, road or rail noise will be supported if the applicant can demonstrate via a noise impact assessment, effective mitigation measures. 4. Development proposals will need to demonstrate how they have met the following internal noise standards for noise sensitive developments: a. Internal noise levels within all habitable rooms shall not exceed an average noise level (LAeq) of 35 dB(A) during the daytime measured between 07.00am to 11.00pm b. Internal noise levels within all habitable rooms shall not exceed an average noise level (LAeq) of 30 dB(A) during the night – time measured between 11.00pm and 07.00am c. Internal noise levels within the bedroom environment shall not exceed a maximum noise level (LAmax) of 45 dB(A) during the night – time measured between 11.00pm and 07.00am d. Where feasible, measures shall be taken to ensure the external noise levels as part of the development do not exceed an average noise level (LAeq) of 55 dB(A) during the daytime measured between 07.00am and 11.00pm These noise standards will apply unless there are particular specific circumstances that justify some variation to be made in individual cases. 5. The Council will require noise impact assessments to be submitted in circumstances where development proposals will generate or be affected by unacceptable levels of neighbourhood or environmental noise. 6. Where neighbourhood noise associated with a particular development is likely to cause unacceptable harm to existing or future occupiers, the Council will require applicants to submit a noise assessment. 7. Development proposals will be expected to demonstrate how exposure to neighbourhood noise will be minimised by the use of sound insulation, silencers, noise limiters, screening from undue noise by natural barriers, man made barriers or other buildings and by restricting certain activities on site. 8. Development proposals will need to carry out a noise impact assessment in compliance with BS7445-1: 2003 for development proposals affected by environmental noise, to determine the noise levels that affect the development, and will also need to submit noise insulation and ventilation measures in compliance with BS8233. In addition noise mitigation measures will also need to be adopted to provide some protection of outdoor amenities from excessive noise levels from road and rail noise.

Contaminated Land and Water

1. Development proposals will be supported where it can be demonstrated that proposals will not cause unacceptable harm to the quality of groundwater, including Source Protection Zones, and do not have a detrimental effect on the quality of surface water. Development proposals should demonstrate how they will achieve remedial or preventative measures and submit any supporting assessments. 2. Development proposals on, or near to land which is, or is suspected to be contaminated will be supported where the applicant can demonstrate that there will be no harm arising from the contamination to the health of future users or occupiers of the site or neighbouring land, and that the proposals will not cause unacceptable harm to the environment. 3. Development proposals will be reviewed under pollutant linkage (source-pathway-receptor) risk assessments which should be represented by a conceptual model for the proposed use. The Council will liaise with the Environment Agency and water companies where appropriate, in relation to measures that affect surface and groundwater. 4. Development proposals will be supported where it can be demonstrated that adequate and effective remedial measures to remove the potential harm to human health and the environment are successfully mitigated.

Local Green Space

1. The Council will give special protection to Poundfield, which is designated as Local Green Space and is shown on the Policies Map. 2. Proposals to develop land designated as Local Green Space in the Development Plan will be determined in accordance with Policy QP5, which is consistent with national policy as it relates to development in the Green Belt. 3. Inappropriate development within designated Local Green Spaces identified in the BLP and Neighbourhood Plans will not be permitted except in very special circumstances.

Open Space

Existing Facilities 1. Existing open space in the Borough will, where appropriate, be protected, maintained, and where possible, enhanced to increase capacity and make it more usable, attractive and accessible. 2. Development involving the loss of open space will only be granted permission where a. There is clear evidence, for example from the latest published Open Space Study, that the existing facility is no longer required to meet current or projected needs, including for biodiversity improvements/off-setting; or b. The existing facility would be replaced by equivalent or improved provision in terms of quality and quantity in a suitable location within walking distance of the existing facility, or c. The development is for alternative sports and recreational provision, the benefits of which clearly outweigh the loss of the current or former use. New Facilities 3. The following sites are allocated as new or upgraded open space as part of the Borough's Green Infrastructure network: Site Ref Braywick Park, Maidenhead AL15 Land south of Ray Mill Road East, Maidenhead AL27 Land north of Lutman Lane, Maidenhead AL28 These sites are identified on the Policies Map. Site specific requirements for these green infrastructure sites are set out in proformas in Appendix C. The proformas form part of this policy. 4. New open space and play facilities for children and young people will be required on sites allocated for new housing and housing-led mixed use developments as set out in the site allocation proformas in Appendix C and in line with requirements contained in the most up to date Open Space Study. 5. Proposals for residential development on non-allocated sites of ten dwellings and above should normally provide new open space and play facilities in accordance with the quantity standards set out in Appendix F, or those within a more up to date Open Space Study. However, where there is clear evidence that there is a quantitative surplus of one or more types of open space/play facilities in the local area, these standards will be applied flexibly in order to address any local deficits. 6. Whilst on-site provision is preferred, provision of new open space and play facilities on an alternative site within walking distance of the development site, as set out in Appendix F, would be acceptable if this meets the needs of the community and results in a greater range of functional uses. A financial contribution towards improving existing provision may be acceptable if there are qualitative open space deficiencies in the area.

Rights of Way and Access to the Countryside

1. Development proposals will be supported provided that they protect and safeguard the existing rights of way network and do not adversely affect the recreational and amenity value of the existing rights of way network. Development proposals will need to demonstrate how they: a. promote accessibility, linkages and permeability between and within existing green corridors including public rights of way such as footpaths, cycleways and bridleways b. promote the integration of the development with any adjoining public open space or countryside c. promote accessible and attractive cycle routes through the site and connecting the site to local schools, shops, stations and other community facilities d. are consistent with the Borough's Public Rights of Way Management and Improvement Plan 2016 – 2026. 2. Development proposals should, wherever possible, aim to realign the route of the Green Way to follow watercourses. Development proposals should also, wherever feasible, take the opportunity to realign the Thames National Trail to ensure it follows the river. 3. Opportunities will be sought to add to and enhance the existing National Cycle Network and to improve connections to it from local communities. 4. New walkways and pedestrian links are encouraged where they are needed as set out in the ROWMIP 2016-26 and the annual Milestones Statements (Royal Borough of Windsor and Maidenhead Milestones Statement and Public Rights of Way Improvement Plan Annual Reviews). 5. The Council will assess the potential for improving public access and recreation in individual situations against any detrimental impact which may be caused. Any initiatives to improve public access to the countryside identified in neighbourhood plans will specifically be encouraged. 6. Where appropriate, the following initiatives will be encouraged: a. improvements to the existing public rights of way network including improving accessibility for disabled or elderly people and families with pushchairs b. creation of new rights of way and cycle routes access agreements with local landowners to enable public access to suitable areas for informal recreation like woodland, meadows or riverside areas c. management of existing facilities d. improvement of public transport links to the countryside.

Managing Flood Risk and Waterways

1. Flood zones are defined in the National Planning Practice Guidance and the Council's Strategic Flood Risk Assessment (Level 1). Within designated Flood Zones 2 and 3 (and also in Flood Zone 1 on sites of 1 hectare or more in size and in other circumstances as set out in the NPPF) development proposals will only be supported where an appropriate flood risk assessment has been carried out and it has been demonstrated that development is located and designed to ensure that flood risk from all sources of flooding is acceptable in planning terms. 2. The sequential test is required for all development in areas at risk of flooding, except for proposed developments on sites allocated in this Plan or in a made Neighbourhood Plan which accord with the provisions of those Plans so far as material to the application. In applying this test, development proposals should show how they have had regard to: a. the availability of suitable alternative sites in areas of lower flood risk b. the vulnerability of the proposed use and the Flood Zone designation c. the present and future flood risk d. the scale of potential consequences e. site evacuation plan in the event of potential flooding. Only water compatible uses and essential infrastructure development will be supported in the area defined as functional floodplain. The exception test will still apply. 3. The sequential approach should be followed by developers for all development so that the most vulnerable development is located in the lowest risk flood areas within a site, taking account of all sources of flood risk. 4. Development proposals should 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. 5. In all cases, development should not itself, or cumulatively with other development, materially: a. impede the flow of flood water b. reduce the capacity of the floodplain to store water c. increase the number of people, property or infrastructure at risk of flooding d. cause new or exacerbate existing flooding problems, either on the proposal site or elsewhere. e. reduce the waterway's viability as an ecological network or habitat for notable species of flora or fauna. 6. Development proposals should: a. increase the storage capacity of the floodplain where possible b. incorporate Sustainable Drainage Systems in order to restrict or reduce surface water runoff c. reduce flood risk both within and beyond sites wherever practical d. be constructed with adequate flood resilience and resistance measures suitable for the lifetime of the development e. where appropriate, demonstrate safe access and egress and incorporate flood evacuation plans 7. The exception test will need to be applied in accordance with national policy and guidance in the NPPF and PPG, including on sites allocated in the development plan. This should demonstrate how flood risk would be managed on the site, including that the sustainability benefits of the site outweigh the flood risk and that the development will be safe for its lifetime, taking into account the vulnerability of its users and that it will not increase flood risk elsewhere. Where possible, development will reduce flood risk overall. 8. Development proposals will be required to incorporate appropriate comprehensive flood risk management measures as agreed with the Environment Agency or the Council as Local Lead Flood Authority 9. Development proposals near rivers (including culverted rivers) should retain or provide an undeveloped 8 metre buffer zone alongside main rivers and, where practicable and appropriate, ordinary watercourses. 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. 10. Further development land associated with strategic flood relief measures will be safeguarded, including the proposed River Thames Scheme and the flood relief channel from Datchet to Wraysbury. Development should facilitate the improvement and integration of waterways in Maidenhead, including the completion of the Maidenhead Waterway Project.

Nature Conservation and Biodiversity

1. Designated sites of international and national importance, will be maintained, protected and enhanced. Protected species and habitats will be safeguarded from harm or loss and should be enhanced where possible. 2. Development proposals: a. Will be expected to demonstrate how they maintain, protect and enhance the biodiversity of application sites including features of conservation value such as hedgerows, trees, river corridors and other water bodies and the presence of protected species. b. Will avoid impacts on habitats and species of principal importance, such as those listed under Section 41 of the Natural Environment and Rural Communities (NERC) Act 2006. c. Either individually or in combination with other developments, which are likely to have a detrimental impact on sites of local importance, including Local Wildlife Sites and Local Nature Reserves, or compromise the implementation of the national, regional, county and local biodiversity actions plans, will not be permitted unless it can be demonstrated that the benefits clearly outweigh the need to safeguard the nature conservation value of the site. d. Will be required to apply the mitigation hierarchy to avoid, mitigate or as a last resort compensate for any adverse biodiversity impacts, where unavoidable adverse impacts on habitats and biodiversity arise. Compensatory measures involving biodiversity offsetting will be considered as a means to prevent biodiversity loss where avoidance and mitigation cannot be achieved. 3. Development proposals will be expected to identify areas where there is opportunity for biodiversity to be improved and, where appropriate, enable access to areas of wildlife importance. Development proposals shall also avoid the loss of biodiversity and the fragmentation of existing habitats, and enhance connectivity via green corridors, stepping stones and networks. Where opportunities exist to enhance designated sites or improve the nature conservation value of habitats, for example within Biodiversity Opportunity Areas or a similar designated area, they should be designed into development proposals. Development proposals will demonstrate a net gain in biodiversity by quantifiable methods such as the use of a biodiversity metric. 4. Development proposals shall be accompanied by ecological reports in accordance with BS42020 to aid assessment of the proposal. Such reports should include details of any alternative sites considered, and any mitigation measures considered necessary to make the development acceptable. 5. The biodiversity of application sites should be protected and enhanced by measures to: a. conserve and enhance the extent and quality of designated sites b. conserve and enhance the diversity and distribution of habitats c. restore and recreate habitats lost as a result of development d. recognise the importance of green corridors, networks and open space including water bodies, green verges, woodland and hedges; they should also ensure that all new developments next to rivers will not lead to the deterioration of the ecological status of the waterbodies and where feasible will contribute to raising their status in line with the aims of the NPPF, the Water Framework Directive and Thames River Basin Management Plan (RBMP) e. avoid the fragmentation of existing habitats f. where appropriate recognise the importance of urban wildlife g. conserve soil resources to protect below ground biodiversity which in turn helps retain and enhance above ground biodiversity.

Trees, Woodlands and Hedgerows

1. Development proposals shall maximise opportunities for creation, restoration, enhancement and connection of natural habitats as an integral part of proposals, with reference to the Tree and Woodland Strategy for the Borough (or successive strategies). 2. Development proposals should carefully consider the individual and cumulative impact of proposed development on existing trees, woodlands and hedgerows, including those that make a particular contribution to the appearance of the streetscape and local character/distinctiveness. 3. Development proposals should ensure Ancient Woodland (including planted Ancient Woodland sites and wood pasture) will be maintained, protected and where suitable, enhanced. Ancient or veteran trees are to be safeguarded from harm or loss. 4. Development proposals should: a. protect and retain trees, woodlands and hedgerows; b. where harm to trees, woodland or hedgerows is unavoidable, provide appropriate mitigation measures that will enhance or recreate habitats and new features; c. plant new trees, woodlands and hedgerows and extend existing coverage where possible. 5. Where trees, hedgerow or woodland are present on site or within influencing distance of the site, or where there is reason to suspect the presence of protected species, applications will need to be accompanied by an appropriate tree survey, constraints plan, tree protection plan, and ecological assessment. Proposals will need to assess and demonstrate how they are sensitive to, and make provision for, the needs of protected species. The tree survey, tree constraints and tree protection plans shall comply with BS5837. 6. Applicants shall provide indicative planting schemes when submitting a planning application and allow adequate space for existing and new trees to grow so as to avoid future nuisance. When considered necessary, development proposals shall include detailed tree planting/landscaping proposals. 7. Where the amenity value of the trees, woodland and hedgerows outweighs the justification for development, planning permission may be refused.

Green and Blue Infrastructure

1. In order to secure multiple biodiversity, recreational, health and well-being and environmental benefits, development proposals will be required to contribute to the maintenance, enhancement, and, where possible, enlargement, of the Borough's existing green and blue infrastructure network, in terms of both quantity and quality. The level of provision of green and blue infrastructure on individual development sites will be expected to conform to the standards set out in the Council's Green and Blue Infrastructure SPD, or a subsequent successor document. 2. Within intensifying urban areas, especially town centres, all forms of development will be expected to incorporate innovative, exemplar quality green and blue infrastructure at both ground floor and upper levels. 3. Development proposals will be expected pay particular attention to the provision of blue infrastructure in their proposals. This could include (but is not limited to) improving and restoring the quality and quantity of existing natural water features, as well as introducing man-made features and Sustainable Drainage Systems (SuDS).

River Thames Corridor

1. The special character and setting of the River Thames as defined on the Policies Map will be conserved and enhanced, and appropriate development proposals associated with river related activities and employment will be supported. 2. Particular care will be taken to ensure developments within the setting of the Thames complement the distinctive character of the water frontage and important views. Existing riverside access will be maintained and opportunities to extend access to the River Thames and adjoining sites examined. 3. Where appropriate, development proposals within the River Thames Corridor will be required to: a. protect, and where possible enhance, views to and from the river; b. meet the principles of high quality design set out in this plan, having special regard to the riverside setting and water frontage character, and considering views of proposals from all public vantage points, including from the river; c. protect and conserve landscape features, buildings, structures, bridges, archaeological remains that are associated with the Thames and its history and heritage; d. maintain, and where possible enhance, public access for riverside walking, river corridor cycling, and fishing and boating; e. maintain tree cover, conserve and enhance natural river banks and their associated bankside and marginal vegetation and the ecological value of the area including its role as a wildlife network. There may be opportunities for the restoration and enhancement of natural elements of the river environment that should be incorporated within the design of new developments; f. retain or provide an undeveloped 8 metres buffer zone on both sides of a main river measured from the top of the river bank at the point at which the bank meets the level of the surrounding land. 4. Appropriate proposals for sport, leisure and river-related employment, infrastructure and renewable energy generation will be supported where they meet the above criteria and where they will not obstruct access along or to the river for any users, or harm its ecological value. 5. The principle of supporting sites associated with river-related activities and employment will be supported. Opportunities for generating renewable energy will also be supported in principle, provided that they do not adversely impact on the River Thames Corridor. 6. The ecological value of the river will be maintained and in appropriate circumstances restored and enhanced together with natural elements of the riparian environment, and proposals should seek to promote the healthy growth in the use of the River Thames for communities, wildlife, leisure and business in ways that are compatible with its character, setting and ecology, and in line with the objectives of the River Thames Waterways Plan and the Environment Agency's River Basin Management Plan.

Development in Rural Areas and the Green Belt

General 1. The rural areas in the Royal Borough are defined as land within the Metropolitan Green Belt, which includes those settlements that are 'washed over' by the Green Belt. In all instances therefore (including in relation to the rural uses specifically addressed below), national Green Belt policy will be applied to development in rural areas within the Royal Borough. 2. Within rural areas, proposals should not result in the irreversible loss of best and most versatile agricultural land (grades 1, 2 and 3a). Green Belt 3. The Metropolitan Green Belt, as shown on the Policies Map, will be protected against inappropriate development. Planning permission will not be granted for inappropriate development (as defined by the NPPF), unless very special circumstances are demonstrated. 4. Certain forms of development are not considered inappropriate within the Green Belt, as defined in the NPPF. Within the Royal Borough, village settlement boundaries are identified on the Policies Map, and these boundaries will be used in determining where limited infilling may be acceptable: a. Limited infilling within the identified village settlement boundaries within the Green Belt as designated on the Policies Map (marked "Settlements (QP5)"). b. Limited infilling outside identified village settlement boundaries where it can be demonstrated that the site can be considered as falling within the village envelope as assessed on the ground. In assessing the village envelope consideration will be given to the concentration, scale, massing, extent and density of built form on either side of the identified village settlement boundary and the physical proximity of the proposal site to the identified village settlement boundary. Rural Uses 5. The following policy will apply to specific types of rural development Equestrian Development 6. New equestrian development (including lighting and means of enclosure) should be unobtrusively located and designed so that it does not have a significant adverse effect on the character of the locality, residential amenity, highway safety and landscape quality 7. Proposals will need to ensure sufficient land is available for grazing and exercise, where necessary 8. A satisfactory scheme for the disposal of waste will need to be provided. Facilities for Outdoor Sport, Outdoor Recreation or Cemeteries 9. The scale of development will be expected to be no more than is genuinely required for the proper functioning of the enterprise or the use of the land to which it is associated. 10. Buildings should be unobtrusively located and designed so as not to introduce a prominent urban element into a countryside location, including the impact of any new or improved access and car parking areas 11. The development (including lighting) should have no detrimental effect on landscape quality, biodiversity, residential amenity or highway safety

Historic Environment

1. The historic environment will be conserved and enhanced in a manner appropriate to its significance. Development proposals would be required to demonstrate how they preserve or enhance the character, appearance and function of heritage assets (whether designated or non-designated) and their settings, and respect the significance of the historic environment. 2. Heritage assets are an irreplaceable resource and works which would cause harm to the significance of a heritage asset (whether designated or non-designated) or its setting, will not be permitted without a clear justification in accordance with legislation and national policy 3. The loss of heritage assets will be resisted. Where this is proven not to be possible, recording in accordance with best practice will be required 4. Applications for works within archaeologically sensitive areas will be required to include a desk-top archaeological assessment. 5. Applications for works to heritage assets will only be considered if accompanied by a heritage statement which includes an assessment of significance, a heritage impact assessment and, where appropriate, information on marketing and viability.

Windsor Castle and Great Park

1. Development proposals that affect Windsor Castle, as defined on the Policies Map, should be accompanied by a statement showing how the development proposal: a. seeks to enhance the architectural and historical significance, authenticity and integrity of Windsor Castle and its local setting within the Great Park, and b. safeguards the Castle and its setting within the Great Park allowing appropriate adaptation and new uses that do not adversely affect the Castle, The Great Park and their settings, and c. protects and enhances public views of the Castle including those from further afield. 2. The Council will, subject to the other policies in the Plan, support development proposals that aim to meet the needs of visitors to the Castle and the Great Park.

Broadway, Maidenhead

Development of the site will be required to: 1. Facilitate comprehensive re-development and effective placemaking in the town centre. This will include playing a key role in enhancing the vitality and attractiveness of the town centre and providing high quality mixed use development that is well-integrated with and connected to surrounding streets and adjoining developments 2. Provide a network of high quality pedestrian and cycle routes across the site and linked into surrounding areas and routes 3. Ensure that the development is well-served by public bus routes/demand responsive transport/other innovative public transport solutions, with appropriate provision for new bus stop infrastructure, such that the bus is an attractive alternative to the private car for local journeys. This will include provision of bus stops adjacent to the main frontages of the site and attractive way marking from Maidenhead Railway Station 4. Provide storage and parking for cycles and scooters 5. Provide an appropriate level of car parking, including electric car charging points, for residential and commercial uses, having regard to the Infrastructure Delivery Plan (IDP) requirement for a permanent multi-storey car park (approximately 1,500 spaces) at the Broadway 6. Be strongly connected in visual terms into the High Street with a visually prominent route through from the High Street through the site to the intersection of King Street and Broadway 7. Create a high quality green infrastructure network on the site at both ground and upper levels to facilitate biodiversity enhancement, leisure and improved health and wellbeing for visitors, workers and residents 8. Plant large growing trees along the western side of the site, including on the junction of King Street and Nicolson's Lane and at the junction of King Street and Broadway corner 9. Provide mixed uses at ground floor levels throughout the development 10. Provision of public social spaces at upper levels in the form of an exceptional quality roof garden 11. Provide an exemplar quality designed public square at ground floor level to act as the focus for streets, pedestrian and cycling routes and the network of green infrastructure. The square will be expected to be fronted by high quality buildings housing a mix of retail, community and employment uses at ground floor level. The square will be human scale and a social space providing a favourable micro climate for outdoor leisure throughout much of the year. Blue infrastructure and public art will be expected to provide a focus for the square 12. Provide appropriate mitigation measures to address the impacts of noise and air quality in order to protect residential amenity 13. Contribute to the vitality, enclosure and enhancement of all surrounding streets, particularly the High Street, King Street and Broadway 14. Provide high quality attractive and animated frontages to Queen Lane and Brock Lane 15. Conserve and seek to enhance the significance of heritage assets and provide appropriate settings for these heritage assets 16. Be designed sensitively to consider the privacy and amenity of neighbouring residential properties 17. Maintain a human scale frontage to the High Street 18. Provide 30% affordable housing 19. Address surface water flooding issues and potential risks to groundwater 20. Consider flood risk as part of a Flood Risk Assessment as the site is larger than one hectare 21. Demonstrate the sustainable management of surface water runoff through the use of Sustainable Drainage Systems (SuDS) in line with policy and best practice; any proposed surface water discharge should be limited to greenfield runoff rates where feasible.

Desborough, Maidenhead

1. Be considered as a gateway site to the town of Maidenhead and an important highly visible part of a wider South West Maidenhead growth area 2. Facilitate comprehensive development and effective placemaking in the South West Maidenhead Area 3. Provide a comprehensive mix of residential and commercial uses with retail/offices/restaurants/leisure on the ground floor and residential above 4. Provide a minimum of 1,500 residential units 5. Provide a Local Centre with appropriate facilities and a focus on the evening economy to contribute to the vitality and viability of Maidenhead Town Centre 6. Deliver appropriate nursery and early years provision. The schools should be co-located on a shared site totalling a minimum of 9.2 ha within or in close proximity to the Local Centre. These facilities should be capable of dual use as community facilities 7. Retain Rushington Copse, together with other mature trees and hedgerows where possible, and include mitigation measures, including buffer zones where necessary, to protect trees from the impacts of development 8. Safeguard protected species and conserve and enhance the biodiversity of the area in addition to providing net biodiversity gain across the site and adjoining open spaces within the South West Maidenhead Strategic Area (SWMSA) as a whole 9. Retain and reinforce the tree landscape buffers to the A404(M) and A308(M) and along all of the site boundaries to maintain the sense of a leafy enclosure and setting to the development 10. Provide appropriate mitigation measures to address the impacts of noise and air quality in order to protect residential amenity 11. Retain long distance views to and within the site, with particular regard to the impact of tall buildings on existing long distance views and the amenity of existing properties surrounding the sites 12. Conserve and enhance the setting of the nearby Scheduled Ancient Monument to the south of the A308(M) at Moor Farm, Holyport 13. Provide 30% affordable housing in each planning application containing residential development 14. Provide 5% of market housing units as custom and self build plots (fully serviced) 15. Enhance access to and within the site in accordance with Policy QP1b: Placemaking Principles for South West Maidenhead Strategic Area, including a. Strengthening east west connections across the site b. An access to the north of the site from the existing Golf Course access on Shoppenhangers Road c. The exploration of a new vehicular link between Shoppenhangers Road and Braywick Road that would provide an additional access into the site and deliver environmental and public realm improvements to the south of the railway station d. The creation of attractive and legible direct links from the northern part of site to the railway station and beyond into the town centre e. Making Harvest Hill Road the main vehicular access into and through the new residential development area. Improvements to its junctions with Shoppenhangers Road and Braywick Road will be required for vehicular traffic and such improvements should make better provision for safe pedestrian and cycle crossings f. Where east-west connections cross existing road corridors, improvements to pedestrian and cycle crossings are required. The design of public realm, landscaping and tree planting around the public right of way which crosses the Golf Course should be used to increase the prominence of the right of way where it meets Shoppenhangers Road and Braywick Road g. A safe, attractive green link between this site and the new leisure facilities and existing open space at Braywick Park should be established and improvements made to the non-vehicular crossing over the A404(M) to improve the attractiveness of the link from the Site to Ockwells open space h. Further discussion is needed, including with Highways England, over the feasibility of a pedestrian and cyclist bridge over the A308(M), and if deliverable, this should create a distinctive landmark on the approach to Maidenhead and facilitate the safe movement of pedestrians and cyclists between the Triangle site and South West Maidenhead. Alternatively, if demonstrated not to be feasible, alternative sustainable access options would need to be explored and implemented that provide comparable benefits for the movement of pedestrians, cyclists and public transport users in the area i. Opportunities to create a relationship and access between this site and existing residential areas to the south-east and south-west should be explored to provide access for existing residents to the new development and its facilities and green space 16. Promote sustainable travel and mitigation measures such as improved public transport provision and walking and cycling routes to mitigate the impact of development on the Maidenhead Town Centre Air Quality Management Area (AQMA) 17. Ensure that the development is well-served by public bus routes/demand responsive transport/other innovative public transport solutions, with appropriate provision for new bus stop infrastructure, such that the bus is an attractive alternative to the private car for local journeys 18. Undertake a minerals assessment to assess the viability and practicality of prior extraction of the minerals resource as the site falls within a Minerals Safeguarding Area 19. Consider flood risk as part of a Flood Risk Assessment as the site is partially located within Flood Zone 2 and larger than one hectare 20. Demonstrate the sustainable management of surface water runoff through the use of Sustainable Drainage Systems (SuDS) in line with policy and best practice; any proposed surface water discharge must be limited to greenfield runoff rates.

Ascot Centre, Ascot

1. Be considered as part of a wider Ascot Strategic Area to enable comprehensive development and effective placemaking 2. Deliver holistic mixed use phased development, integrated with surrounding uses, including on allocation AL17 to the south 3. Deliver a 'village square' on the southern side of the High Street with community/cultural/leisure/retail uses and public open space 4. Provide small scale retail/cafes/restaurants, including independent retailers along the High Street and the village square 5. Provide high quality green and blue infrastructure, including significant public open space and children's play areas throughout site 6. Provide public open space on at least 22% of the developable site 7. Retain the prevailing green and leafy character of the area, with mature trees and hedgerows retained where possible 8. Conserve and enhance biodiversity of the area, including on the priority habitat fronting the High Street 9. Provide a network of high quality pedestrian and cycle routes through the site and enhanced connectivity to Ascot Railway Station and South Ascot 10. Ensure that the development is well-served by public bus routes/demand responsive transport/other innovative public transport solutions, with appropriate provision for new bus stop infrastructure, such that the bus is an attractive alternative to the private car for local journeys, including to local leisure and educational facilities 11. Develop and implement a robust residential travel plan to manage travel to and from the site and reduce instances of single-occupancy car trips 12. Be designed to as to rationalise and improve the junctions of the A329/A330/St George's Lane and the site access 13. Provide improvements to the quality of the public realm, specifically the High Street environment for pedestrians and cyclists, including provision of parking for all users of the High Street 14. Consist of a high quality design which is sympathetic to local character, reflects the local vernacular, is sensitive to the scale and heights of existing properties around the site and the sloping topography and considers the impact of long distance views. No buildings should have more than four storeys 15. Provide appropriate mitigation measures to address the impacts of noise and air quality in order to protect residential amenity 16. Provide 40% affordable housing 17. Provide 5% of market housing units as custom and self-build plots (fully serviced) 18. Make a financial contribution towards High Street public realm improvements and education provision 19. Provide local waste water infrastructure upgrades and address the issue of public sewers crossing site 20. Address surface water flooding issues 21. Consider flood risk as part of a Flood Risk Assessment as the site is larger than one hectare 22. Demonstrate the sustainable management of surface water runoff through the use of Sustainable Drainage Systems (SuDS) in line with policy and best practice; any proposed surface water discharge should be limited to greenfield runoff rates where feasible 23. Mitigate the impact of residential development on the Thames Basin Heaths Special Protection Area.

Shorts Waste Transfer Station and Recycling Facility, St Georges Lane, Ascot

1. Be considered as part of a wider Ascot Strategic Area to enable comprehensive development and effective placemaking 2. Deliver a holistic development that is integrated with surrounding uses, including development on allocation AL16 to the north 3. Address the loss of the existing waste uses on the site 4. Provide high quality green and blue infrastructure, including open space/children's play area 5. Retain mature trees and hedgerows where possible 6. Conserve and enhance the biodiversity of the area (including by addressing the impacts on wildlife on the adjoining Ascot Wood) 7. Provide pedestrian and cycle links through the site, including to/from Ascot Railway Station, South Ascot and the High Street 8. Develop and implement a robust residential travel plan to manage travel to and from the site and reduce instances of single-occupancy car trips 9. Ensure that the development is well-served by public bus routes/demand responsive transport/other innovative public transport solutions, with appropriate provision for new bus stop infrastructure, such that the bus is an attractive alternative to the private car for local journeys, including local leisure facilities 10. Enhance vehicular access, including on St George's Lane and junction improvements to the Winkfield Road roundabout 11. Maintain and enhance the public right of way on St George's Lane 12. Be of a high quality design that is sympathetic to local character, reflects the local vernacular, is sensitive to the scale and heights of existing properties around the site and the sloping topography and considers the impact of long distance views 13. Provide appropriate mitigation measures to address the impacts of noise and air quality in order to protect residential amenity 14. Deliver a series of character areas based around an element of the green and blue infrastructure 15. Provide 30% affordable housing 16. Provide local drainage infrastructure upgrades 17. Consider flood risk as part of a Flood Risk Assessment as the site is larger than one hectare 18. Address potential risks to groundwater 19. Investigate an appropriate Sustainable Drainage Systems (SuDS) for the proposals as part of the surface water drainage strategy. The use of infiltration as a potential option for surface water disposal would require a thorough site investigation and risk assessment to demonstrate that the use of infiltration SuDS would not mobilise contaminants which could then pollute groundwater 20. Provide an appropriate solution for addressing the possible contamination of the site 21. Make a financial contribution towards High Street public realm improvements and education provision 22. Mitigate the impact of residential development on the Thames Basin Heaths Special Protection Area.

Ascot Station Car Park

1. Be considered as part of a wider Ascot Strategic area to enable comprehensive development and effective placemaking 2. Provide enhanced pedestrian and cycle access into and through the station from Station Hill and to South Ascot 3. Ensure that the development is well-served by public bus routes with appropriate provision for new bus stop infrastructure, such that the bus is an attractive alternative to the private car for local journeys and bus/rail interchange is supported 4. Provide an increase in the amount of public car parking currently available at the station by decking the existing upper level of the car park, with parking for cycles along with electric car charging points 5. Provide high quality green and blue infrastructure across the site 6. Retain mature trees where possible 7. Consist of a high quality, sensitive design which is sympathetic to local character, enhances the gateway into Ascot and considers the impact on long distance views 8. Provide improvements to the quality of the public realm at the entrance to the railway station 9. Provide 30% affordable housing 10. Consider flood risk as part of a Flood Risk Assessment as the site is larger than one hectare 11. Address potential risks to groundwater 12. Investigate an appropriate Sustainable Drainage Systems (SuDS) for the proposals as part of the surface water drainage strategy. The use of infiltration as a potential option for surface water disposal would require a thorough site investigation and risk assessment to demonstrate that the use of infiltration SuDS would not mobilise contaminants which could then pollute groundwater 13. Provide appropriate noise and vibration mitigation to ensure a high quality living environment for new residents 14. Mitigate the impact of residential development on the Thames Basin Heaths Special Protection Area.

Land between High Street and West Street, Maidenhead

Development of the site will be required to: 1. Demonstrate how proposals have sought to facilitate comprehensive re-development and effective placemaking in the town centre. This will include playing a key role in enhancing the vitality and attractiveness of the western end of the High Street and improving the environment of West Street 2. Provide mixed uses at ground floor levels with a dominance of retail uses in the eastern half of the site 3. Contribute towards the provision of high quality pedestrian and cycle connections between the High Street and West Street 4. Ensure that the development is well-served by public bus routes/demand responsive transport/other innovative public transport solutions, with appropriate provision for new bus stop infrastructure, such that the bus is an attractive alternative to the private car for local journeys 5. Create high quality green and blue infrastructure on the site at ground and upper levels to facilitate biodiversity enhancement, leisure and improved health and wellbeing for residents 6. Provide suitable tree planting on the western end of the site to provide a buffer to the Castle Hill roundabout and also along the southern side of West Street to improve the visual qualities of the street 7. Contribute to the vitality, enclosure and enhancement of the public space at the intersection of King Street, High Street and Castle Hill 8. Provide high quality attractive and animated frontages to West Street, the High Street and Castle Hill 9. Conserve and seek to enhance the significance of heritage assets within the area, and in particular the special interest, character and appearance of the Conservation Area 10. Be designed sensitively to consider the privacy and amenity of neighbouring residential properties 11. Provide appropriate mitigation measures to address the impacts of noise and air quality in order to protect residential amenity 12. Maintain an attractive and human scale frontage to the High Street 13. Provide 30% affordable housing 14. Address surface water flooding issues and potential risks to groundwater 15. Demonstrate the sustainable management of surface water runoff through the use of Sustainable Drainage Systems (SuDS) in line with policy and best practice; any proposed surface water discharge should be limited to greenfield runoff rates where feasible.

Heatherwood Hospital, Ascot

1. Retain hospital facilities and GP practice 2. Provide in perpetuity a bespoke SANG on the southernmost part of the site to mitigate the impact of residential development on the Thames Basin Heaths Special Protection Area in agreement with the Council and Natural England. Requirements include a contribution towards Strategic Access Management and Monitoring and any other measures to satisfy the Habitat Regulations 3. Ensure that built form does not extend beyond the southernmost extent of residential development as granted under permission 16/03115/OUT to avoid encroachment onto the land intended for the SANG 4. Provide high quality green and blue infrastructure, including on-site public open space and children's play areas in accordance with standards 5. Provide structural planting/trees to the High Street frontage in order to respect the adjoining residential properties' amenity 6. Provide pedestrian and cycle access into and through the site including from Ascot Railway Station 7. Provide a new footpath/cycle route between Prince Albert Drive and Ascot High Street around the hospital 8. Ensure that the development is well-served by public bus routes/demand responsive transport/other innovative public transport solutions, with appropriate provision for new bus stop infrastructure, such that the bus is an attractive alternative to the private car for local journeys, including to leisure and educational facilities 9. Provide sufficient car and cycle parking for residential and non-residential uses 10. Provide highways improvements, including to High Street/London Road (Heatherwood) roundabout 11. Provide a landscape buffer to the woodland to the south of the site 12. Be designed in a high quality manner, reflecting the gateway location of site 13. Conserve and enhance biodiversity of the area 14. Provide 30% affordable housing, including key worker housing 15. Retain the Scheduled Ancient Monument on the site (Bell Barrow on Bowledge Hill) and enhance its setting by providing a landscape buffer 16. Ensure vehicular access utilises the existing junctions on Kings Road and High Street 17. Provide an appropriate solution for addressing the possible contamination of the site 18. Consider flood risk as part of a Flood Risk Assessment as the site is larger than one hectare 19. Address potential risks to groundwater 20. Investigate an appropriate Sustainable Drainage Systems (SuDS) for the proposals as part of the surface water drainage strategy. The use of infiltration as a potential option for surface water disposal would require a thorough site investigation and risk assessment to demonstrate that the use of infiltration SuDS would not mobilise contaminants which could then pollute groundwater 21. Provide appropriate mitigation measures to address the impacts of noise and air pollution from Kings Ride and High Street so to protect residential amenity 22. Provide local upgrades to drainage infrastructure 23. Undertake a minerals assessment to assess the viability and practicality of prior extraction of the minerals resource as the site falls within a Minerals Safeguarding Area.

Land west of Windsor, north and south of the A308, Windsor

Development of the site will be required to: 1. Retain the hidden nature of the site in the landscape through retention and reinforcement of existing tree belts and hedgerows along roads (especially the A308 Windsor Road) and by retaining low building heights that are reflective of local contextural heights 2. Be highly connected with surrounding streets, public rights of way and public transport corridors to ensure that the development integrates into the Windsor urban area 3. Provide a highly permeable layout within the site focused on the strategic public open space 4. Provide pedestrian and cycle links through the site and into surrounding streets and rights of way to improve connectivity 5. Enhance existing pedestrian and cycle links towards Maidenhead and Windsor 6. Ensure that the development is well served by public bus routes/demand responsive transport/other innovative public transport solutions, with appropriate provision for new bus stop infrastructure, such that the bus is an attractive alternative to the private car for local journeys, including to local railway stations 7. Develop and implement a robust residential Travel Plan to manage travel to and from the site and reduce instances of single-occupancy car trips, including a car club for residents 8. Provide a strong high quality green and blue infrastructure network across both elements of the site that uses existing trees, water courses and landscaping elements as its base framework. The Green infrastructure network will need to support enhanced biodiversity, recreation, food production and leisure functions 9. Ensure the strategic public open space is of very high design quality and is located in the southern parcel of the site with the community hub and educational facilities located near to or fronting the space 10. Retain valuable trees at site boundaries 11. Be of very high quality design that respects the framework of trees and hedgerows in and around the site 12. Provide a series of character areas across the site, each focused on an element of the green and blue infrastructure network 13. Provide 40% affordable housing 14. Provide family housing with gardens 15. Provide 5% of market housing units as custom and self build plots (fully serviced) 16. Conserve, or preferably enhance, the Grade II* Listed The Old Farmhouse and its setting 17. Consider and avoid or, where necessary, mitigate potential disturbance impacts on the users of the Cardinal Clinic 18. Ensure appropriate edge treatments and transition to the countryside 19. Provide allotments or community garden/orchards by accommodating these uses on areas of best and most versatile land where practical, subject to wider site layout and design considerations 20. Consider flood risk as part of a Flood Risk Assessment as the site is partially located within Flood Zone 2 and 3 and larger than one hectare. This will need to demonstrate that the exception test can be passed and that a safe evacuation route can be provided 21. Demonstrate the sustainable management of surface water runoff through the use of Sustainable Drainage Systems (SuDS) in line with policy and best practice; any proposed surface water discharge must be limited to greenfield runoff rates 22. Provide appropriate mitigation measures to address the impacts of noise and air pollution to protect residential amenity.

Squires Garden Centre, Maidenhead Road, Windsor

Development of the site will be required to: 1. Be considered as part of a wider area to enable comprehensive development and effective placemaking for the Windsor growth location 2. Enhance existing pedestrian and cycle links towards Maidenhead and Windsor 3. Ensure that the development is well served by public bus routes/demand responsive transport/other innovative public transport solutions, with appropriate provision for new bus stop infrastructure, such that the bus is an attractive alternative to the private car for local journeys, including to nearby GP surgeries, leisure facilities, educational facilities and railway stations 4. Not threaten the retention of the trees just beyond the site boundary, either during construction or in the longer term by creating amenity issues for future residents 5. Provide high quality green and blue infrastructure 6. Be designed to be of a high quality which supports and enhances local character 7. Provide 30% affordable housing 8. Front onto the A308 9. Consider flood risk as part of a Flood Risk Assessment as the site is partially located within Flood Zone 2 10. Address potential risks to groundwater 11. Demonstrate the sustainable management of surface water runoff through the use of Sustainable Drainage Systems (SuDS) in line with policy and best practice; any proposed surface water discharge should be limited to greenfield runoff rates where feasible 12. Provide appropriate mitigation measures to address the impacts of noise and air pollution to protect residential amenity 13. Ensure that the sewer systems including treatment works are sufficiently reinforced prior to the occupation and use of the housing.

St Marks Hospital, Maidenhead

Development of the site will be required to: 1. Provide green and blue infrastructure on the site to support health and well-being as well as biodiversity. 2. Provide pedestrian and cycle links through the site to improve connectivity 3. Integrate successfully, and in a high quality way with the remaining hospital uses on the adjoining site. 4. Enhance vehicular access at St Marks Road and Courthouse Road 5. Be designed sensitively to consider the privacy and amenity of neighbouring residential properties 6. Be designed sensitively to conserve and enhance the Hospital's Listed Buildings, including St Mark's Church, and their settings. A Heritage Assessment must be submitted with any planning application for the southern part of the site that would appraise the historic environment and potential impacts of development and redevelopment on the Listed Buildings and their setting. 7. Provide active and attractive frontages to Courthouse Road and St Marks Road 8. Provide 30% affordable housing 9. Provide an appropriate solution for addressing the possible contamination of the site 10. Provide appropriate mitigation measures to address the impact of noise and air quality so as to protect residential amenity 11. Provide mitigation measures for surface water flooding and address potential risks to groundwater 12. Consider flood risk as part of a Flood Risk Assessment as the site is larger than one hectare 13. Investigate an appropriate Sustainable Drainage Systems (SuDS) for the proposals as part of the surface water drainage strategy. The use of infiltration as a potential option for surface water disposal would require a thorough site investigation and risk assessment to demonstrate that the use of infiltration SuDS would not mobilise contaminants which could then pollute groundwater 14. Retain valuable trees where possible, particularly at site boundaries 15. Provide appropriate edge treatment, especially adjacent to the cemetery.

Land east of Woodlands Park Avenue and north of Woodlands Business Park, Maidenhead

Development of the site will be required to: 1. Provide a mix of residential, strategic public open space and sporting hub for western Maidenhead 2. Retain the existing central tree belt in the centre of the site running north to south 3. Provide all housing to the west of the existing central tree belt order to create a defensible boundary to the urban edge 4. Limit development on the eastern side of the central tree belt to the provision of facilities associated with delivery of the strategic open space and sports pitches 5. Provide strong pedestrian and cycle connectivity throughout the housing area and into and through the strategic public open spaces on the eastern side of the central tree belt. Provide strong linkages into surrounding urban and countryside areas including connections to the Public Rights of Way network 6. Ensure that the development is well served by public bus routes/demand responsive transport/other innovative public transport solutions, with appropriate provision for new bus stop infrastructure, such that the bus is an attractive alternative to the private car for local journeys, including local railway stations 7. Develop and implement a robust residential travel plan to manage travel to and from the site and reduce instances of single-occupancy car trips, including a car club for residents 8. Create a strong high quality green and blue infrastructure framework across the whole site to deliver biodiversity, health and wellbeing benefits, recreation, food production and leisure opportunities. The central tree belt and the public open spaces to the east will form the focus for the Green Infrastructure network on the site 9. Retain valuable trees at site boundaries and enhance biodiversity across the site by placing sports pitches in a woodland setting 10. Provide appropriate edge treatment and transition from the strategic public open spaces to the countryside 11. Minimise the visual impacts of any recreational, sporting or leisure built form on the eastern side of the central tree belt, including sports pitch lighting 12. Provide family housing with gardens 13. Provide 40% affordable housing 14. Provide 5% of market housing units for custom and self build plots (fully serviced) 15. Be designed sensitively to conserve and enhance the setting of nearby Listed Building 16. Provide appropriate mitigation measures to address the impact of noise and air quality so as to protect residential amenity 17. Front onto both Woodlands Park Road and Woodlands Park Avenue 18. Address potential risks to ground water and surface water flooding issues 19. Consider flood risk as part of a Flood Risk Assessment as the site is partially located within Flood Zone 2 and larger than one hectare 20. Demonstrate the sustainable management of surface water runoff through the use of Sustainable Drainage Systems (SuDS) in line with policy and best practice; any proposed surface water discharge must be limited to greenfield runoff rates 21. Undertake a minerals assessment to assess the viability and practicality of prior extraction of the minerals resource, as the site falls within a Minerals Safeguarding Area.

Land known as Spencer's Farm, north of Lutman Lane, Maidenhead

Development of the site will be required to: 1. Provide a mix of residential, education uses integrating with the adjoining green infrastructure allocation site (AL28) 2. Provide a primary school with up to three forms of entry 3. Provide a clear and defensible Green Belt boundary, making use of the woodland edge to the north, and new features along the eastern boundary of the allocation, such as linear attenuation basins, estate fencing and new landscape planting 4. Ensure that the development is well-served by public bus routes/demand responsive transport/other innovative public transport solutions, with appropriate provision for new bus stop infrastructure, such that the bus is an attractive alternative to the private car for local journeys, including to nearby GP surgeries 5. Develop and implement robust residential and school travel plans to manage travel to and from the site and reduce instances of single-occupancy car trips 6. Provide a network of high quality pedestrian and cycle routes across the site which link into surrounding areas and routes including improving the connectivity to the Public Rights of Way network and the adjoining green infrastructure site (AL28) 7. Provide a high quality network of green and blue infrastructure across the site, (including on-site public open space) that connects to surrounding Green Infrastructure (GI) networks and pedestrian and cycle access points 8. Conserve and enhance local biodiversity 9. Identify and adequately mitigate any historic waste material deposited on the site 10. Provide appropriate mitigation measures to address the impacts of noise and air quality from the railway line in order to protect residential amenity 11. Provide 40% affordable housing 12. Provide 5% of market housing units as custom and self-build plots (fully serviced) 13. Be designed sensitively to consider the impact of long distance views and be sensitive to the scale and heights of existing properties around the site, and the sloping topography 14. Retain high/medium quality trees and planting of replacement trees 15. Provide waste water drainage infrastructure 16. Consider flood risk as part of a Flood Risk Assessment as the site is partially located within Flood Zones 2 and 3 and larger than one hectare. This will need to demonstrate that the exception test can be passed and that a safe evacuation route can be provided 17. Address potential risks to groundwater 18. Investigate an appropriate Sustainable Drainage Systems (SuDS) for the proposals as part of the surface water drainage strategy. The use of infiltration as a potential option for surface water disposal would require a thorough site investigation and risk assessment to demonstrate that the use of infiltration SuDS would not mobilise contaminants which could then pollute groundwater.

Land between Windsor Road and Bray Lake, south of Maidenhead

Development of the site will be required to: 1. Provide a strong green infrastructure network across the site that is highly connected to the Lake edge and capable of supporting enhanced biodiversity, recreation, food production and leisure functions 2. Provide a clear and defensible Green Belt boundary 3. Create a high quality public open space along the Lake Edge that is fronted by housing to the south and integrated with the adjoining Hospice site 4. Retain valuable trees and hedgerows, particularly at site boundaries 5. Reinforce and enhance the planting along the Windsor Road frontage to reduce the visibility of the site in the wider landscape 6. Ensure that the development is well-served by public bus routes/demand responsive transport/other innovative public transport solutions, with appropriate provision for new bus stop infrastructure, such that the bus is an attractive alternative to the private car for local journeys, including to nearby GP surgeries, leisure facilities and railway stations 7. Be of very high quality design which responds positively and sensitively to the character (including height) of the surrounding residential areas 8. Provide a series of high quality character areas across the site each with its own identity 9. Designed sensitively to consider the impact on long distance views from across the Lake 10. Provide family housing with gardens 11. Provide 40% affordable housing 12. Provide 5% of market housing units as custom and self-build plots (fully serviced) 13. Achieve flood risk betterment on site by incorporating appropriate flood risk reduction measures 14. Consider flood risk as part of a Flood Risk Assessment as the site is partially located within Flood Zone 2 and 3 and larger than one hectare. This will need to demonstrate that the exception test can be passed and that a safe evacuation route can be provided 15. Demonstrate the sustainable management of surface water runoff through the use of Sustainable Drainage Systems (SuDS) in line with policy and best practice; any proposed surface water discharge must be limited to greenfield runoff rates 16. Provide appropriate mitigation measures to address the impacts of noise and air quality from the Windsor Road so to protect residential amenity 17. Link to the permitted path around the lake 18. Undertake a minerals assessment to assess the viability and practicality of prior extraction of the minerals resource, as the site falls within a Minerals Safeguarding Area.

Osbornes Garage, 55 St Marks Road, Maidenhead

Development of the site will be required to: 1. Deliver a comprehensive, high-quality scheme, that responds positively to the character of the adjoining residential area 2. Protect the amenity and privacy of existing neighbouring properties, through careful consideration of the local topography, and the scale, siting and orientation of new development 3. Ensure opportunities for soft landscaping are fully explored and implemented as part of the green and blue infrastructure strategy for the site, to soften the visual impact of the significant levels of hardstanding required to deliver development on this linear site 4. Ensure that the trees just beyond the site boundary are not adversely affected by the proposed development 5. Provide appropriate green landscaping to the St Marks Road frontage 6. Provide 30% affordable housing 7. Investigate and remediate as required, site contamination 8. Demonstrate the sustainable management of surface water runoff through the use of Sustainable Drainage Systems (SuDS) in line with policy and best practice; any proposed surface water discharge should be limited to greenfield runoff rates where feasible.

Minton Place, Victoria Street, Windsor

Development of the site will be required to: 1. Predominantly have retail uses on the ground floor with active frontages 2. Provide minimum off-street parking for future occupiers to encourage sustainable travel patterns. Such parking that is provided must be of a high quality design and not adversely impact the character of the area 3. Develop and implement a robust residential travel plan to manage travel to and from the site and reduce instances of single-occupancy car trips, including a car club for residents 4. Ensure that the development is well served by public bus routes/demand responsive transport/other innovative public transport solutions, with appropriate provision for new bus stop infrastructure, such that the bus is an attractive alternative to the private car for local journeys 5. Provide pedestrian and cycle access to the site 6. Integrate high quality green and blue infrastructure at all levels throughout the site, with priority on Victoria Street and William Street frontages 7. Provide appropriate mitigation measures to address the impacts of noise and air quality from the surrounding roads so to protect residential amenity 8. Provide improvements to the quality of the public realm, prioritising pedestrian and cycle mobility 9. Provide high quality design which preserves, or preferably enhances the character of the Windsor Town Centre Conservation Area 10. Address the corner site at Victoria Street/William Street to create a distinctive feature that will enhance the area 11. Be designed sensitively to consider the impact on long distance views across Windsor 12. Conserve and seek to enhance the significance and provide an appropriate setting for nearby Listed Buildings 13. Ensure that the scale and massing of development respects the existing site context and makes a positive contribution to local character and distinctiveness 14. Be designed sensitively to preserve and enhance residential amenity including neighbouring residents 15. Minimise the visual impact on service areas with appropriate screening 16. Provide 30% affordable housing 17. Address surface water flooding issues and potential risks to groundwater 18. Demonstrate the sustainable management of surface water runoff through the use of Sustainable Drainage Systems (SuDS) in line with policy and best practice; any proposed surface water discharge should be limited to greenfield runoff rates where feasible.

St Mary's Walk, Maidenhead

Development of the site will be required to: 1. Facilitate comprehensive re-development and effective placemaking in the town centre. This will include playing a key role in providing an attractive and safe connection between the High Street and the public realm areas to the north of the site as well as enhancing the vitality and attractiveness of Providence Place 2. Focus retail provision (at ground floor level) on the part of the site fronting the High Street, preferably with residential uses above 3. Provide high quality attractive and safe pedestrian and cycle connections between the High Street, Providence Place, St. Marys Close and the public realm area to the north 4. Ensure that the development is well-served by public bus routes/demand responsive transport/other innovative public transport solutions, with appropriate provision for new bus stop infrastructure, such that the bus is an attractive alternative to the private car for local journeys 5. Create a high quality green infrastructure network on the site at ground and upper levels to facilitate biodiversity enhancement, leisure and improved health and wellbeing for residents and visitors 6. Retain and protect existing trees, including the Hornbeam in the precinct area and the Lime tree next to Providence Place 7. Improve the design quality, safety, green infrastructure and vitality of St Mary's Walk through public realm improvements, incorporation of a mix of uses, providing for overlooking, improving frontages and adding public art 8. Provide for high quality active frontages to the High Street, Providence Place, St Mary's Walk and the public realm space to the north 9. Provide appropriate mitigation measures to address the impacts of noise and air quality in order to protect user/residential amenity 10. Provide 30% affordable housing (if applicable) 11. Conserve and seek to enhance the significance of heritage assets within the area, and in particular the special interest, character and appearance of the Conservation Area 12. Address potential risks to groundwater 13. Demonstrate the sustainable management of surface water runoff through the use of Sustainable Drainage Systems (SuDS) in line with policy and best practice; any proposed surface water discharge should be limited to greenfield runoff rates where feasible.

Windsor and Eton Riverside Station Car Park

1. Maintain pedestrian, cycle and vehicular access along Riverside Walk 2. Re-provide the existing Eton and Windsor Riverside railway station parking, either onsite or in alternative location, with enhancements to cycle parking for the station 3. Provide a strong high quality green and blue infrastructure network across the site that is highly connected to the River's edge and capable of supporting enhanced biodiversity, and leisure functions 4. Retain trees along river frontage to provide a green corridor along the River Thames 5. Provide views through the site to the River Thames from Riverside Walk 6. Be designed sensitively to consider the impact on long distance views, including from the River Thames 7. Have a very high quality design which preserves, or preferably enhances the character and function of Windsor, and the Town Centre Conservation Area 8. Ensure that the design, scale and extent of development takes into account the impact on views from the Grade I Registered Windsor Home Park 9. Provide very high quality interfaces and frontages towards both the River Thames and Riverside Walk 10. Be designed to be sensitive to the scale and heights of existing properties around the site, and its location in Windsor 11. Consider flood risk as part of a Flood Risk Assessment as the site is partially located within Flood Zone 2 and ensure that built form is restricted within Flood Zone 1 12. Demonstrate the sustainable management of surface water runoff through the use of Sustainable Drainage Systems (SuDS) in line with policy and best practice; any proposed surface water discharge should be limited to greenfield runoff rates where feasible 13. Address potential risks to groundwater 14. Provide appropriate mitigation measures to address the impacts of noise, vibrations and air quality from the railway and surrounding streets in order to protect residential amenity 15. Provide 30% affordable housing

King Edward VII Hospital, Windsor

1. Provide a high quality green and blue infrastructure on the site to support health and well-being as well as biodiversity 2. Provide pedestrian and cycle links through the site to improve connectivity 3. Integrate successfully, and in a high quality way with the remaining hospital uses on the adjoining site 4. Be based on a Heritage Assessment (agreed with the Local Planning Authority) of the Listed Buildings on and near the site and their setting 5. Be designed sensitively and retain, conserve and enhance to preserve and enhance the setting of Listed Buildings, including the main front block and statue, and non-designated heritage assets in a manner appropriate to their significance 6. Provide 30% affordable housing 7. Retain valuable trees where possible, particularly at site boundaries 8. Provide a high quality corner feature to address the intersection of Alma Road, St Leonards Road and Frances Road 9. Ensure that the sewer systems including treatment works will be reinforced prior to the occupation and use of the housing, if required 10. Demonstrate the sustainable management of surface water runoff through the use of Sustainable Drainage Systems (SuDS) in line with policy and best practice; any proposed surface water discharge should be limited to greenfield runoff rates where feasible 11. Provide appropriate mitigation measures to address the impacts of noise, vibrations and air quality arising from traffic and the adjoining NHS hospital uses in order to protect residential amenity

Sandridge House, London Road, Ascot

1. Provide high quality small scale green and blue infrastructure 2. Retain valuable trees where possible, particularly at site boundaries, including between All Saints Church and the site 3. Consist of a high quality and sensitive design which responds to the immediate context and the green and leafy character of the area 4. Retain the original building, a non-designated heritage asset, in a manner appropriate to its significance, but allow for a sympathetic extension 5. Conserve and enhance the setting of the adjacent Listed Building (All Saints Church) 6. Provide 30% affordable housing 7. Provide local waste water and surface water infrastructure upgrades 8. Demonstrate the sustainable management of surface water runoff through the use of Sustainable Drainage Systems (SuDS) in line with policy and best practice; any proposed surface water discharge should be limited to greenfield runoff rates where feasible 9. Mitigate the impact of residential development on the Thames Basin Heaths Special Protection Area 10. Mitigate impacts on the nearby Englemere Pond Site of Special Scientific Interest (SSSI)/Local Nature Reserve 11. Mitigate the impacts of noise and air quality from the London Road to protect residential amenity

Gas holder site, Bridge Road, Sunninghill

1. Deliver a comprehensive, high-quality scheme, that responds positively to the character of the adjoining residential areas 2. Protect the amenity and privacy of existing neighbouring properties, through careful consideration of the scale and siting of new development, and the treatment of the site boundaries 3. Investigate and remediate as required, site contamination 4. Retain the trees covered by Tree Preservation Orders wherever possible (subject to further consideration of the need to move/remove contaminated soil, and the impact this will have on the aforementioned trees) 5. Consider flood risk as part of a Flood Risk Assessment as the site is larger than one hectare 6. Provide mitigation measures for surface water flood risk 7. Investigate an appropriate surface water drainage strategy, which addresses the risks of any infiltration mobilising contaminants 8. Provide high quality green and blue infrastructure across the site, making provision for new and replacement tree planting 9. Mitigate the impact of development on the Thames Basin Heaths Special Protection Area 10. Preserve and enhance biodiversity, including through preserving and enhancing the green corridor adjacent to the railway line 11. Provide appropriate mitigation measures to address the impact of noise and air quality from the railway 12. Provide family housing 13. Provide 30% affordable housing 14. Enhance vehicular access along Bridge Road (onto the High Street) 15. Provide pedestrian and cycle access through site and onto Bridge Road and High Street

Broomhall Car Park, Sunningdale

1. Ensure predominantly small retail units fronting London Road with no net loss of retail floorspace 2. Retain and enhance existing employment uses (and/or provide a new medical/health facility) 3. Provide an increase in the amount of public car parking currently available, over and above that which may be required to serve any new residential or employment floorspace 4. Provide high quality green and blue infrastructure throughout the site that links into the wider surrounding network 5. Retain mature trees located on the north west boundary of the site 6. Improve pedestrian and cycle access into and through the site, including linking Broomhall Lane and London Road, with additional cycle parking provision for new retail uses 7. Enhance pedestrian crossing facilities on London Road 8. Enhance vehicular access into the site from London Road 9. Enhance the bus stop facilities on Broomhall Lane, particularly for northbound services 10. Provide a high quality, sensitive design which supports the character and function of the area and takes account of views into the site from Chobham Road (B383) 11. Provide 30% affordable housing 12. Provide appropriate mitigation measures to address the impacts of noise and air quality so to protect residential amenity 13. Consider flood risk as part of a Flood Risk Assessment as the site is larger than one hectare 14. Demonstrate the sustainable management of surface water runoff through the use of Sustainable Drainage Systems (SuDS) in line with policy and best practice; any proposed surface water discharge should be limited to greenfield runoff rates where feasible 15. Provide a financial contribution to mitigate the impact of residential development on the Thames Basin Heaths Special Protection Area in agreement with the Council and Natural England 16. Minimise the visual impact on service areas with appropriate screening

White House, London Road, Ascot

1. Retain valuable, higher category (BS5837) trees where possible, particularly those that reinforce the character of the area, and at site boundaries 2. Implement new tree planting in and around the site where appropriate 3. Provide biodiversity net gain for site with biodiversity assessment. Habitats areas must be connected to avoid fragmentation 4. Make improvements where possible to vehicular access from London Road, and provide safe access into the site for pedestrians and cyclists as well as motorists 5. Have a high quality design which supports the character and function of the area and has regard to the topography of the site 6. Provide appropriate mitigation measures to address the impacts of noise and air quality so to protect residential amenity 7. Provide 30% affordable housing 8. Demonstrate the sustainable management of surface water runoff through the use of Sustainable Drainage Systems (SuDS) in line with policy and best practice; any proposed surface water discharge must be limited to greenfield runoff rates 9. Mitigate the impact of residential development on the Thames Basin Heaths Special Protection Area

Sunningdale Park Estate, Sunningdale

1. Screen development from the historic park 2. Retain mature trees and hedgerows throughout the site to retain the character of the area 3. Provide safe pedestrian and cycle access from Larch Avenue and new routes through the site to Sunningdale village and Sunningdale Railway Station 4. Ensure that the development is well-served by public bus routes/demand responsive transport/other innovative public transport solutions, with appropriate provision for new bus stop infrastructure, such that the bus is an attractive alternative to the private car for local journeys, including to local leisure facilities 5. Be designed sensitively to preserve and enhance the setting of Listed Buildings and non-designated heritage assets 6. Be designed sensitively to consider the impact of long distance views into the site 7. Provide appropriate mitigation measures to address the impacts of noise and air quality so to protect residential amenity 8. Provide 30% affordable housing 9. Conserve and seek to enhance the setting of the historic park and garden, which should remain undeveloped 10. Enhance the setting of the Grade II Listed Northcote House 11. Provide a Heritage Management Plan 12. Provide mitigation measures to address potential traffic and congestion increase 13. Consider flood risk as part of a Flood Risk Assessment as the site is larger than one hectare 14. Address potential risks to groundwater 15. Investigate an appropriate Sustainable Drainage Systems (SuDS) for the proposals as part of the surface water drainage strategy. The use of infiltration as a potential option for surface water disposal would require a thorough site investigation and risk assessment to demonstrate that the use of infiltration SuDS would not mobilise contaminants which could then pollute groundwater 16. Undertake a minerals assessment to assess the viability and practicality of prior extraction of the minerals resource, as the site falls within a Minerals Safeguarding Area.

Cookham Gas holder, Whyteladyes Lane, Cookham

1. Provide high quality green and blue infrastructure across the site including the retention of mature trees and hedgerows where possible 2. Provide vehicular, cycle and pedestrian access onto Whyteladyes Lane 3. Ensure that the development is well served by public bus routes/demand responsive transport/other innovative public transport solutions, with appropriate provision for new bus stop infrastructure, such that the bus is an attractive alternative to the private car for local journeys, including to leisure and educational facilities 4. Deliver a high quality design which supports the character of the area 5. Provide 30% affordable housing 6. Have an appropriate relationship to adjoining land uses and give due consideration to the topography of the site 7. Improve connectivity to local facilities in Cookham Rise 8. Ensure that the sewer systems including treatment works are reinforced prior to the occupation and use of the housing 9. Provide an appropriate solution for addressing the possible contamination of the site 10. Address surface water flooding issues and potential risks to groundwater 11. Consider flood risk as part of a Flood Risk Assessment as the site is larger than one hectare 12. Investigate an appropriate Sustainable Drainage Systems (SuDS) for the proposals as part of the surface water drainage strategy. The use of infiltration as a potential option for surface water disposal would require a thorough site investigation and risk assessment to demonstrate that the use of infiltration SuDS would not mobilise contaminants which could then pollute groundwater 13. Provide appropriate mitigation measures to address the impacts of noise and air quality from Whyteladyes Lane in order to protect residential amenity.

Land north of Lower Mount Farm, Long Lane, Cookham

1. Provide family housing with gardens 2. Provide a strong high quality green and blue infrastructure network across the site that is highly connected to the surrounding area and capable of supporting enhanced biodiversity, recreation, food production and leisure functions 3. Have appropriate edge treatment and transition to the countryside with a need to minimise the impact on long distance views from the south-west, south and south-east 4. Connect to the Public Rights of Way network 5. Provide pedestrian and cycle links through the site to improve connectivity 6. Ensure that the development is well-served by public bus routes/demand responsive transport/other innovative public transport solutions, with appropriate provision for new bus stop infrastructure, such that the bus is an attractive alternative to the private car for local journeys, including to nearby GP surgeries and leisure facilities 7. Provide appropriate mitigation measures to address the impacts of noise and air pollution to protect residential amenity 8. Ensure that the sewer systems including treatment works will be reinforced prior to the occupation and use of the housing 9. Be of high quality design which responds positively and sensitively to the character (including height) of the surrounding areas 10. Provide 40% affordable housing 11. Provide 5% of market housing units for custom and self build opportunities 12. Address potential risks to groundwater 13. Consider flood risk as part of a Flood Risk Assessment as the site is larger than one hectare 14. Demonstrate the sustainable management of surface water runoff through the use of Sustainable Drainage Systems (SuDS) in line with policy and best practice; any proposed surface water discharge must be limited to greenfield runoff rates 15. Undertake a minerals assessment to assess the viability and practicality of prior extraction of the minerals resource, as the site falls within a Minerals Safeguarding Area.

Land east of Strande Park, Cookham

1. Provide family housing with gardens and 40% affordable housing 2. Provide high quality pedestrian and cycle routes across the site which link into Bass Mead 3. Provide a high quality green and blue infrastructure across the site that delivers food production opportunities and connects to surrounding GI networks and pedestrian and cycle access points 4. Include a highly visible area of high quality public open space that is accessible to the wider surrounding community 5. Conserve and enhance local biodiversity 6. Be of a high quality design that reflects the scale and height of surrounding development 7. Provide appropriate mitigation measures to address the impacts of noise and air quality so to protect residential amenity 8. Integrate well with the adjoining mobile home park and countryside areas 9. Have appropriate edge treatment and transition to the countryside 10. Retain valuable trees where possible, particularly at site boundaries 11. Ensure that the sewer systems including treatment works are reinforced prior to the occupation and use of the housing 12. Provide safe access and egress during major flood events as well as ensuring the site is resilient to all forms of potential flooding 13. Consider flood risk as part of a Flood Risk Assessment as the site is partially located within Flood Zone 2 and 3. This will need to demonstrate that the exception test can be passed 14. Address potential risks to groundwater 15. Demonstrate the sustainable management of surface water runoff through the use of Sustainable Drainage Systems (SuDS) in line with policy and best practice; any proposed surface water discharge must be limited to greenfield runoff rates

Land at Riding Court Road and London Road Datchet

1. Provide a mix of housing including family homes with gardens that will respect the character of the area and with regard to the natural landscape 2. Provide 40% affordable housing 3. Provide high quality green and blue infrastructure across the site that delivers recreation, food production and leisure opportunities 4. Provide connectivity to village centre and take opportunity to connect Riding Court Lane and London Road 5. Provide safe pedestrian and cycle links through the site including open spaces, and to create easy pedestrian and cycle mobility to the village centre 6. Ensure that the development is well-served by public bus routes/demand responsive transport/other innovative public transport solutions, with appropriate provision for new bus stop infrastructure, such that the bus is an attractive alternative to the private car for local journeys 7. Have a design which responds positively to the size, shape and rhythm of the existing development on London Road, where the amenity of the existing dwellings is not adversely affected 8. Be designed sensitively to consider the impact on long distance views into the site, especially from the conservation area in the south west 9. Create a distinctive public realm with a high quality design which can be accessed easily for all people 10. Provide biodiversity net gain for site with biodiversity assessment. Habitats areas must be connected to avoid fragmentation 11. Consider flood risk as part of a Flood Risk Assessment as the site is located partly within Flood Zone 2 and larger than one hectare 12. Demonstrate the sustainable management of surface water runoff through the use of Sustainable Drainage Systems (SuDS) in line with policy and best practice; any proposed surface water discharge must be limited to greenfield runoff rates 13. Provide appropriate treatment to boundaries with adjoining land uses. Valuable trees should be retained and new planting of trees or hedgerows should be implemented, especially on the site boundaries to provide screening 14. Provide appropriate mitigation measures to address the impacts of noise and air pollution from the M4 to protect residential amenity 15. Undertake a minerals assessment to assess the viability and practicality of prior extraction of the minerals resource, as the site falls within a Minerals Safeguarding Area.

York Road, Maidenhead

Development of the site will be required to: 1. Facilitate comprehensive re-development and effective placemaking in the town centre. This will include providing a new civic and social space for the town and improving the frontage to the adjacent waterway 2. Retain existing community uses unless acceptable provision is made elsewhere Provide a network of high quality pedestrian and cycle routes across the site which link into surrounding areas and routes to improve the connectivity between Stafferton Way and the town centre via York Stream 3. Provide mixed uses at ground floor levels throughout the development 4. Ensure that the development is well-served by public bus routes/demand responsive transport/other innovative public transport solutions, with appropriate provision for new bus stop infrastructure, such that the bus is an attractive alternative to the private car for local journeys, including to educational facilities 5. Provide high quality green and blue infrastructure 6. Conserve and enhance local biodiversity 7. Retain high/medium quality trees and planting of replacement trees 8. Provide a high quality public realm, including improvements to existing pedestrian thoroughfare 9. Provide high quality attractive and animated frontages to St Ives Lane, York Road and York Stream 10. Provide 30% affordable housing 11. Conserve and enhance the setting of the Town Centre Conservation Area 12. Preserve the setting of the setting of the library, which is a Grade II Listed Building, and its associated outdoor environment, and the Grade II Listed 25 & 27 Broadway 13. Provide appropriate mitigation measures to address the impacts of noise, vibrations and air quality from the railway in order to protect residential amenity 14. Be sensitively designed to consider the privacy and amenity of neighbouring residential properties 15. Address surface water flooding and potential risks to groundwater 16. Consider flood risk as part of a Flood Risk Assessment as the site is partially located within Flood Zones 2 and 3 and larger than one hectare. This will need to demonstrate that the exception test can be passed and that a safe evacuation route can be provided 17. Provide strategic waste water drainage infrastructure 18. Demonstrate the sustainable management of surface water runoff through the use of Sustainable Drainage Systems (SuDS) in line with policy and best practice; any proposed surface water discharge should be limited to greenfield runoff rates where feasible 19. Protect and enhance the Designated Local Wildlife site (York Stream) 20. Support the implementation of the Maidenhead Waterways Project.

Land east of Queen Mother Reservoir, Horton

1. Provide strong pedestrian and cycle connectivity throughout the housing area and into access points north and south of the development 2. Provide linkages into the adjoining open space to the east of the site 3. Create a strong high quality green and blue infrastructure framework across the whole site (at both ground and upper levels) to enhance the biodiversity and ecology of the area. A large area of planting, including trees will be provided as part of this framework in the southern half of the site 4. Retain existing trees, wherever possible and reinforce tree and landscaping on the western and eastern boundaries 5. Ensure that the development is well-served by public bus routes/demand responsive transport/other innovative public transport solutions, with appropriate provision for new bus stop infrastructure, such that the bus is an attractive alternative to the private car for local journeys, including to railways stations and educational facilities 6. Integrate well with development on Springfield Road, including provision of vehicular access and ensuring development provides active frontages onto the road 7. Improve the vehicular access at Horton Road 8. Provide family housing with gardens 9. Provide 40% affordable housing 10. Provide 5% of market housing units for custom and self build opportunities (on the basis that the scheme delivers 100 net new dwellings or more) 11. Conserve and seek to enhance the significance and provide appropriate setting for the nearby Grade II Listed Building Mildridge Farmhouse 12. Retain the band of woodland around the farmhouse as part of any development proposal in order to protect the setting of the Listed Building 13. Provide high quality on-site open space and play facilities 14. Provide appropriate mitigation measures to address the impacts of noise and air quality issues associated with Heathrow Airport 15. Adopt a sequential approach to the location of built form on the site. Development will need to be directed away from areas at highest risk of flooding on south eastern part of site and residential units located in Flood Zone 1 areas only 16. Provide a safe means of vehicular egress and access that does not traverse functional floodplain 17. Incorporate appropriate flood risk measures and surface water mitigation

Land adjacent to Coppermill Road, Horton

1. Deliver a high-quality scheme, that fronts onto Coppermill Road and respects the character of the neighbouring residential units and the openness of the Green Belt 2. Prevent public access to the reservoir east of the site to protect its status as an important wildlife site 3. Provide appropriate mitigation measures to address the impacts of noise and air quality issues associated with Heathrow airport 4. Protect the trees worthy of retention and provide a soft landscaping strategy that reflects the character of the local street scene 5. Consider flood risk as part of a Flood Risk Assessment as the site is larger than one hectare 6. Provide mitigation measures for surface water flood risk 7. Demonstrate the sustainable management of surface water runoff through the use of Sustainable Drainage Systems (SuDS) in line with policy and best practice; any proposed surface water discharge must be limited to greenfield runoff rates 8. Provide 40% affordable housing.

Saint-Cloud Way, Maidenhead

Development of the site will be required to: 1. Facilitate comprehensive re-development and effective placemaking in the town centre. This will include playing an important visual and connectivity role in the Town Centre linking ring and fringe areas with the Town Centre Core 2. Provide a small amount of non-residential uses at ground floor level, including a small community centre to accommodate community groups and small scale retail/café units 3. Support delivery of the Maidenhead Missing Links scheme with high quality pedestrian and cycle routes through the site and into the town, and with an improved access across St Cloud Way (A4) 4. Ensure that the development is well served by public bus routes/demand responsive transport/other innovative public transport solutions, with appropriate provision for new bus stop infrastructure, such that the bus is an attractive alternative to the private car for local journeys 5. Develop and implement a robust residential travel plan to manage travel to and from the site and reduce instances of single-occupancy car trips, including a car club for residents 6. Provide high quality green and blue infrastructure linking to existing open space to the west (Kidwells Park) and to the waterway (York Stream) to the east 7. Conserve and enhance biodiversity, especially in the proximity of the York Stream Local Wildlife Site 8. Consist of a high quality design which supports the character of the area and is sensitively designed to consider the privacy and amenity of neighbouring residential properties 9. Develop the site in phases, with the Magnet Leisure Centre retained until the new facilities at Braywick Park are open 10. Integrates well in terms of design, layout, function and connectivity with the adjoining St Cloud Gate allocation site 11. Have residential development of an appropriate scale fronting onto Kennet Road, Holmanleaze and the waterway, with active frontages onto St Cloud Way, with buildings stepped back from the road, potentially with green walls 12. Address topographical issues across the site 13. Be designed sensitively to conserve and enhance the setting of the Listed Building (The Wilderness) 14. Provide 30% affordable housing 15. Retain high/medium quality trees and planting of replacement trees 16. Provide strategic waste water drainage infrastructure 17. Consider flood risk as part of a Flood Risk Assessment as the site is partially located within Flood Zone 2 and 3 and larger than one hectare. This will need to demonstrate that the exception test can be passed and that a safe evacuation route can be provided 18. Direct development away from areas at highest risk of flooding on eastern part of site, with any built development in Flood Zone 2 requiring robust justification and consideration of climate change effects. Only open space/green infrastructure

Affordable Housing

1. The Council will require all developments for 10 dwellings gross, or more than 1,000 sq. m of residential floorspace, to provide on-site affordable housing in accordance with the following: a. On greenfield sites providing up to 500 dwellings gross - 40% of the total number of units proposed on the site; b. On all other sites, (including those over 500 dwellings) – 30% of the total number of units. 2. Within designated rural areas, the Council will require 40% affordable housing from all developments of between 5 and 9 dwellings. 3. Where a development falls below the size thresholds in 1 or 2 but is demonstrably part of a potentially larger developable area above those thresholds, the Council will require affordable housing on a pro rata basis. 4. The required affordable housing size and tenure mix shall be provided in accordance with the Berkshire Strategic Housing Market Assessment 2016, or subsequent affordable housing needs evidence. This currently suggests a split of 45% social rent, 35% affordable rent and 20% intermediate tenure overall. 5. The delivery of affordable housing will be provided in accordance with the following order of priority: a. On-site as part of the development and distributed across the development to create a sustainable, balanced community b. On an alternative site, only if provision would result in a more effective use of available resources or would meet an identified housing need, such as providing a better social mix and wider housing choice 6. If the Council consents to the affordable housing not being provided on-site under clause 5(b) a financial contribution equivalent to the cost of providing the same quantum of affordable housing which would otherwise be sought on site will be required in order to provide affordable housing on an alternative site. Financial contributions will also be required in respect of any fraction of an affordable unit that would be required to meet clauses 1 and 2 of the policy. 7. Planning obligations will be used to ensure delivery of affordable housing on an alternative site and to ensure that the affordable housing will remain at an affordable price for future eligible households, or for the subsidy to be recycled to alternative affordable housing provision. 8. Development proposals for limited affordable housing within the Green Belt, to meet local needs only, will be permitted as an exception where all of the following criteria are met: a. a demonstrable local community need for affordable housing has been established; b. the number, size and tenure of the dwellings are suitable to meet the identified need; c. the site and the development proposal are well related to an existing settlement and not located in the open countryside; d. the proposal is designed to respect the characteristics of the local area including the countryside setting, and e. schools with capacity, health, shops and other community facilities are within reasonable travelling distance.

Gypsies and Travellers

1. The need for Gypsy and Traveller Accommodation will be addressed through the proposed Traveller Local Plan. The current Gypsy and Traveller Accommodation Assessment has identified a need for transit and permanent pitches to meet needs in the area. Meanwhile applications for planning permission will be considered positively in the light of national planning policy and the criteria listed below. 2. Planning permission for Gypsy and Traveller and Travelling Showpeople accommodation will be granted providing all of the following criteria are met: a. the site is suitably connected by sustainable modes of transport to a settlement with health care, retail, and school facilities with capacity b. the impact of development including in combination with existing pitches would not harm the landscape, heritage assets, biodiversity or visual character and amenity of the area, in particular the Green Belt c. the site can be safely accessed by pedestrians, vehicles and caravans to and from the highway d. the site is not located in an area at high risk of flooding as defined by the Council's strategic flood risk assessment and shown on the Policies Map e. adequate on-site utilities, including water resources and supply, waste disposal and treatment, are provided for the benefit of residents and also in order to avoid adverse impacts on the natural environment. 3. In addition to the above, the following criterion applies to Travelling Showpeople accommodation only: the site should be suitable for the storage and maintenance of show equipment and associated vehicles without causing harm through conflict with other policies in the Plan. 4. Due to the nature of this housing need, there will be continuing cooperation with neighbouring local planning authorities to ensure that the appropriate demand is identified and provision made.

Housing Development Sites

1. The Borough Local Plan will provide for at least 14,240 new dwellings in the plan period up to 2033. The Spatial Strategy sets out that development will be focused on existing urban areas, primarily Maidenhead, but also Windsor and Ascot. 2. New housing will be delivered in accordance with the following stepped housing requirement in the remaining years of the Plan period: Year | Period | Requirement 9 | 2021/22 | 200 10 | 2022/23 | 400 11 | 2023/24 | 1,400 12 | 2024/25 | 1,400 13 | 2025/26 | 1,400 14 | 2026/27 | 775 15 | 2027/28 | 775 16 | 2028/29 | 775 17 | 2029/30 | 775 18 | 2030/31 | 775 19 | 2031/32 | 775 20 | 2032/33 | 772 3. The sites allocated for housing development are identified below and are also defined on the Policies Map. 4. Site specific requirements and considerations for each of the allocated housing sites are set out in individual site proformas which are located in Appendix C. The proformas form part of this policy and will be expected to help guide the design, decision making and delivery of the sites as they come forward for development. In meeting the proforma requirements, flexibility may be applied to allow for material changes in circumstance as a result of the passage of time or to enable alternative solutions that will deliver the same, or preferably, a better planning outcome.

Housing Mix and Type

1. The provision of new homes should contribute to meeting the needs of current and projected households by having regard to the following principles a. provide an appropriate mix of dwelling types and sizes, reflecting the most up to date evidence as set out in the Berkshire SHMA 2016, or successor documents. Where evidence of local circumstances/market conditions demonstrates an alternative housing mix would be more appropriate, this will be taken into account. b. be adaptable to changing life circumstances c. for proposals of 20 or more dwellings, 30% of the dwellings should be delivered as accessible and adaptable dwellings in accordance with Building Regulations M4(2), and 5% of the dwellings should meet the wheelchair accessible standard in Building Regulations M4(3), unless evidence can be provided to demonstrate that such provision would be impracticable or render the scheme unviable. 2. The provision of purpose built and/or specialist accommodation with care for older people will be supported in settlement locations, subject to compliance with other policy requirements. 3. Development proposals should demonstrate that housing type and mix have been taken into account and demonstrate how dwellings have been designed to be adaptable. 4. Proposals for 100 or more net new dwellings (on greenfield sites) are required to provide 5% of the market housing as fully serviced plots for custom and self-build housing. On other allocated and windfall sites, the Council will encourage the provision of custom and self-build plots. Self-build plots will generally be expected to be provided in clusters. Where developers provide custom and self-build plots, these plots must be made available and appropriately marketed for 12 months. Marketing should be agreed with the Council before it is commenced. If the plots have not been sold in the 12 month period, these plots may be reverted back to the developer to build. All self-build plots will need to be provided with a plot passport. 5. Community-led housing approaches (such as co-housing, community land trusts and co-operatives) will be encouraged in sustainable settlement locations and on allocated sites.

Loss and Sub-division of Dwellings

1. Development proposals for the sub-division of dwellings to form additional dwellings or housing in multiple occupation in areas excluded from the Green Belt will be permitted where the proposal can demonstrate it meets all of the following criteria: a. no loss of small family accommodation b. respect for the character and appearance of the original property c. be compatible with the character and appearance of the area d. provide satisfactory levels of residential amenity for future occupiers and would not unacceptably affect the residential amenities of nearby properties e. provide a satisfactory standard of accommodation, including adequate living space, appropriate noise insulation, layout of rooms between units of accommodation and a quality external and internal environment f. provide usable outdoor amenity space g. provide suitable space for refuse and recycling storage and drying space h. provide satisfactory access, car parking and secure cycle parking. 2. Development proposals should not result in a net loss of existing dwellings or land that provides for residential uses unless such a loss is justified by specific circumstances. The Council will only support development proposals that would result in the net loss of residential accommodation where one or more of the following criteria are met: a. retention of the residential use would be undesirable due to proven environmental constraints b. the development proposal would provide an essential community service or another form of residential accommodation. 3. Development proposals that would result in the partial loss of an existing unit of residential accommodation to non residential use will only be permitted where one or more of the following criteria are met: a. the nature and intensity of the non residential use would not detract from the occupation of the retained residential accommodation, or b. the retained residential accommodation would be of a satisfactory standard including living space and residential amenity.

Utilities

Telecommunications 1. Expansion of electronic communications networks and the provision of suitable infrastructure to achieve this are supported, subject to appropriate safeguards relating to the impact of the infrastructure. Development proposals that would result in improvements to telecommunications networks will be supported, provided environmental impacts are minimised. 2. Development proposals for telecommunications equipment that require planning permission will be permitted provided that the following criteria are met: a. the siting and appearance of the proposed apparatus and associated structures should seek to minimise harm to the visual amenity, character and appearance of the surrounding area b. proposed apparatus and associated structures on buildings should be sited and designed in order to seek to minimise harm to the external appearance of the host building c. proposals for new masts should demonstrate that the applicant has explored the possibility of erecting apparatus in existing locations in the following sequence: i. sharing existing masts and other structures ii. on existing buildings iii. on sites currently used for telecommunications infrastructure such evidence should accompany any planning application for new masts and should show clearly why sequentially preferable options have been discounted d. development proposals should not cause unacceptable harm to areas of ecological interest, areas of landscape importance, archaeological sites, conservation areas or buildings of architectural or historical interest. Water Supply and Sewerage Infrastructure 3. Development proposals must demonstrate that adequate water supply and sewerage infrastructure capacity exists both on and off site to serve the development and that the development would not lead to problems for existing users. Developers should contact the water/waste water company as early as possible to discuss their development proposals and intended delivery programme to assist with identifying any potential water and wastewater network reinforcement requirements. 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 / in-line with the occupation of the relevant phase of development. 4. Where appropriate, planning permission for developments, which result in the need for off-site upgrades, will be subject to conditions to ensure the occupation is aligned with the delivery of necessary infrastructure upgrades. 5. Where works are required to secure water supply and sewerage provision to a development proposal, such works will be secured either by a planning condition or other mechanism as appropriate. 6. New water resource schemes, improvements to the water supply network, demand management measures needed to meet current and future water supply needs and those needed to meet the challenges of climate change and environmental protection will be supported. Sites that are identified by water or sewerage undertakers or the Environment Agency as being required to deliver necessary water or sewerage infrastructure will be allocated or safeguarded as appropriate.

Infrastructure and Developer Contributions

1. Development proposals must, where appropriate, deliver infrastructure to support the overall spatial strategy of the Borough, including making contributions to the delivery of all relevant infrastructure projects included in the IDP in the form of financial contributions or on site provision. 2. Implementation of the CIL ensures a consistent and co-ordinated approach to the collection of developer contributions. Alongside CIL, dedicated Planning Agreements (S.106 of the Town and Country Planning Act,1990) will be used to provide the range of site specific facilities which will normally be provided on-site but may where appropriate be provided in an off-site location or via an in-lieu financial contribution. 3. Applicants will be subject to a requirement for a financial viability appraisal if it is considered that the level of affordable housing being sought will threaten the viability of the development proposal. 4. The loss of existing infrastructure will be resisted unless 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. The Council will expect development proposals to demonstrate that consultation with an appropriate range of service providers and the community has taken place. 5. The Council will work in partnership with infrastructure service providers and developers to ensure that the infrastructure needed to support development is provided in a timely manner to meet the needs of the community. In some cases, it will be necessary for the infrastructure to be provided before development commences. 6. Development may be phased to ensure the timely delivery of the infrastructure that will be necessary to serve it. Each case will be determined on its individual merits during the development management process.

West Street Opportunity Area, Maidenhead

Development of the site will be required to: 1. Consolidate or remove the telecommunications infrastructure to enable comprehensive, phased redevelopment 2. Retain existing community uses 3. Provide high quality green and blue infrastructure including at higher levels 4. Retain and protect important trees along Bad Godesberg Way and to the west of the existing car park 5. Provide pedestrian and cycle links through the site, with improved connectivity to Kidwells Park to the north, overcoming the barrier of Bad Godesberg Way (A4), and to the south to the West Street Opportunity Area (AL5) and the High Street 6. Ensure that the development is well-served by public bus routes/demand responsive transport/other innovative public transport solutions, with appropriate provision for new bus stop infrastructure, such that the bus is an attractive alternative to the private car for local journeys 7. Provide improvements to the quality of the public realm including improvements to existing pedestrian underpass 8. Provide limited on-site parking, with vehicular access from West Street or Kidwells Park Drive 9. Achieve a high quality design which supports the character of the area 10. Provide an exceptional quality building to act as a landmark on the corner of Bad Godesberg Way and West Street 11. Provide 30% affordable housing 12. Retain the Listed building (United Reformed Church) in an appropriate setting, with regard had to the setting of the Town Centre Conservation Area 13. Demonstrate the sustainable management of surface water runoff through the use of Sustainable Drainage Systems (SuDS) in line with policy and best practice; any proposed surface water discharge should be limited to greenfield runoff rates where feasible 14. Address potential risks to groundwater 15. Provide appropriate mitigation measures to address the impacts of noise and air quality from Bad Godesberg Way in order to protect residential amenity 16. Provide waste water drainage infrastructure in order to address network capacity issues 17. Ensure that an appropriate archaeological assessment is undertaken.

Methodist Church, High Street, Maidenhead

Development of the site will be required to: 1. Facilitate comprehensive re-development and effective placemaking in the town centre. This will include playing a key role in enhancing the vitality and attractiveness of the King Street and improving the social space at the High Street/King Street intersection. 2. Bring forward the site as a high quality gateway to the High Street 3. Retain the existing Methodist Church building as an important heritage assets fronting onto the High Street/King Street intersection and conserve it in a manner appropriate to its significance 4. Conserve and seek to enhance the significance of heritage assets within the area, and in particular the special interest, character and appearance of the Conservation Area 5. Provide a Heritage Management Plan 6. Retain community uses on the site, unless alternative suitable accommodation can be provided elsewhere within Maidenhead Town Centre. 7. Address all frontages and corners of the site with a high quality design 8. Provide active frontages to Nicholsons Lane, Kings Street and the High Street. 9. Focus residential units away from Castle Hill and Frascati Way to mitigate noise and air quality impacts arising from traffic on. 10. Provide improvements to the quality of the frontage with Castle Hill and Frascati Way. 11. Consider views into the site, especially from the High Street and Castle Hill 12. Provide high quality green and blue infrastructure 13. Contribute towards the enhancement of the social space at the intersection of King Street and the High Street. 14. Minimise the visual impact on service areas with appropriate screening 15. Address potential risks to groundwater 16. Demonstrate the sustainable management of surface water runoff through the use of Sustainable Drainage Systems (SuDS) in line with policy and best practice; any proposed surface water discharge should be limited to greenfield runoff rates where feasible 17. Provide 30% affordable housing.

Spatial Strategy for the Royal Borough of Windsor and Maidenhead

1. The Council's overarching spatial strategy for the Borough is to focus the majority of development in three strategic growth areas (Maidenhead, Windsor and Ascot) to make best use of infrastructure and services, in addition to providing a sustainable approach to growth. Maildenhead 2. Within Maidenhead new development will largely be focused on the strategic growth location which is comprised of Maidenhead Town Centre and South West Maidenhead. Higher intensity development will be encouraged in the strategic growth location, particularly within the town centre and near to the Maidenhead railway station to take advantage of the Elizabeth Line connections. 3. Maidenhead Town Centre will be a major focus of sustainable growth to support its important role within the wider Thames Valley. Regeneration and new housing, employment, retail and leisure development will help provide a high quality, highly connected and vibrant place. 4. South West Maidenhead will provide a sustainable extension to Maidenhead. This new place will accommodate a large proportion of the Borough's required new housing and employment, as well as providing for leisure and recreation needs. 5. Development in Maidenhead outside of the strategic growth location will be focused on existing urban sites wherever possible, with some limited release of Green Belt. Windsor 6. Windsor is identified as accommodating limited growth. Windsor town centre has national and international significance as a major focus of visitor and tourist activity based on Windsor Castle and the River Thames. The conservation of existing heritage assets is particularly important, meaning limited development will only be permitted where it seeks to enhance the quality of the built environment and does not compromise its character and appearance. A growth area has been identified on the western edge of the Windsor urban area where limited Green Belt release will accommodate additional housing growth. Ascot 7. Development within the Ascot growth location will be largely focused around the High Street and its immediate vicinity. The coordinated development of several sites related to Ascot High Street will provide the opportunity to strengthen its role as a significant centre in the Borough providing a wide range of uses and activities, and include the provision of public open space. This will be achieved through the redevelopment of existing sites as well as limited Green Belt release. Villages and Green Belt 8. The villages excluded from the Green Belt will continue in their roles as local centres as well as providing limited opportunity to accommodate new development. This will largely be achieved through the redevelopment of existing brownfield sites within the villages alongside limited Green Belt release. 9. The Green Belt will be protected from inappropriate development in line with Government policy.

Hierarchy of Centres

1. The area's centres will be supported and strengthened to ensure that they continue to be the focus of communities. Initiatives which safeguard and enhance their role and function will be supported. 2. The hierarchy of centres in the Borough is defined as follows: Town Centres: Windsor; Maidenhead District Centres: Ascot; Sunningdale Local Centres: Cookham; Cookham Rise; Datchet; Dedworth Road West, Windsor; Eton; Eton Wick; Old Windsor; Shifford Crescent, Maidenhead; Sunninghill; Vale Road, Windsor; Wessex Way, Cox Green; Wootton Way, Maidenhead; Wraysbury. In addition, a new Local Centre will form part of the development of Maidenhead Golf Course. 3. Windsor and Maidenhead will be the preferred location for the development of main town centre uses, followed by the District and Local Centres. The extent of the centres is defined on the Policies Map. 4. Development proposals for main town centre uses including retail development, leisure, entertainment facilities, offices, hotels, arts, cultural and tourism development will be supported in accordance with the hierarchy, provided they are appropriate in terms of their scale, character and design, and are well-related to the centre.

Windsor Town Centre

1. Development proposals should promote and enhance the role of Windsor town centre and its vitality and viability. The retail role of Windsor town centre will be supported. 2. New development proposals within the primary shopping area, as defined on the Policies Map, should broaden the range of shopping opportunities and improve the image of the town as a sustainable and high quality shopping destination. In particular proposals to extend retail floorspace within existing stores and complexes and to extend department store provision within Windsor Town centre will be supported. 3. Development proposals for retail and service provision aimed particularly at visitors will be supported in a visitor development area that is appropriate to the character and function of the area, which includes Windsor Castle, Royal Windsor Shopping Centre, Windsor Yards, High Street and Thames Street. 4. Primary frontages, defined on the Policies Map, should include a high proportion of retail uses. Development proposals for non-retail uses within primary frontages will be permitted where they would enhance vitality and viability, be appropriate to the character and function of the area and retain prominent shop units within the primary frontage. 5. Development proposals in secondary frontages will be supported where they contribute to the existing character, function and vitality of the street or surrounding environment. 6. Development proposals for residential use on upper floors throughout Windsor town centre will be encouraged. 7. An allocation for a mixed use development comprising predominantly retail units on the ground floor with residential units above is identified on the Policies Map at Minton Place.

Maidenhead Town Centre

1. Development proposals should promote and enhance the role of Maidenhead town centre and its vitality and viability. The retail role of Maidenhead will be supported and development proposals for the regeneration of sites for town centre uses and those that protect, enhance or diversify retail activity, within the primary shopping area will be supported. 2. Subsequent revisions of retail floor space projections should be taken into account in development proposals. 3. Primary frontages, defined on the Policies Map, should include a high proportion of retail uses. Development proposals for non-retail uses within primary frontages will be permitted where they would enhance vitality and viability, be appropriate to the character and function of the area and retain prominent shop units within the primary frontage. 4. Development proposals in secondary frontages will be supported where they contribute to the existing character, function and vitality of the street or surrounding environment. In particular, proposals to expand the cultural, entertainment and food offer of Maidenhead will be encouraged. 5. Outside the primary and secondary frontages, new retail development will only be permitted where it would not compromise the vitality, viability and attractiveness of the town centre.

District Centres

1. Ascot and Sunningdale are district centres, defined on the Policies Map, whose main functions are to provide a range of shops and services to the surrounding areas. A broad mix of uses will be maintained within the centres to support their current functions and to help them meet their full potential. 2. Development proposals for retail use within district centres will be supported, particularly within the primary shopping areas as defined on the Policies Map. 3. Non-retail uses and services will also be supported provided the overall function of the centre and opportunities for customer choice are maintained. 4. The scale of development that will be appropriate in district centres will be smaller than that in town centres, and will be determined by reference to the scale and function of the centre in question. Development proposals should not be of such a scale that they would elevate the centre to a higher level in the retail hierarchy. 5. Development proposals for residential use on upper floors in district and local centres will be supported. Where there is a considerable proportion of vacant property in a centre, residential or other uses at ground floor level will also be considered by the Borough where they do not negatively impact the character, and provided that they would not adversely affect the function of the centre within the retail hierarchy. 6. Special considerations will apply in situations of sustained high levels of vacancy, for example where more than 30% of the units in a centre have been vacant for more than a year. Where there is a sustained high level of vacancy, the Council will consider active town centre uses as a first resort with residential or other uses at ground floor level as a last resort. 7. A diverse range of appropriate uses including retailing will be appropriate and there is limited scope for new retail floorspace in either district centre. The Neighbourhood Plan for the area, Ascot, Sunninghill and Sunningdale Neighbourhood Plan 2011-2026, supports the provision of small retail units on sites in both centres.

Local Centres

1. Development proposals for retail use within local centres (as defined on the Policies Map and in the proposed new Maidenhead Golf Course Local Centre) will be supported. Non-retail uses and services will also be supported provided the overall function of the centre and opportunities for customer choice are maintained. 2. The scale of development that will be appropriate in local centres will be determined by reference to the scale and function of the centre in question. Development proposals should not be of such a scale that they would elevate the centre to a higher level in the retail hierarchy. 3. Development proposals for residential use on upper floors in local centres will be supported. Where there is a considerable proportion of vacant property in a centre, residential or other uses at ground floor level will also be considered by the Borough provided that they would not adversely affect the function of the centre within the retail hierarchy. 4. Special considerations will apply in situations of sustained high levels of vacancy, for example where more than 30% of the units in a centre have been vacant for more than a year. Where there is a sustained high level of vacancy, preference will be given to active town centre uses. Residential or other uses at ground floor level will also be considered by the Borough where they do not negatively impact the character, and provided that they would not adversely affect the function of the centre within the retail hierarchy. 5. Local centres defined on the Policies Map will be supported to provide a broad range of services for their local community, mainly serving specialist local needs or the immediate day to day needs of their local area.

Strengthening the Role of Centres

1. Provision is made for 2,700 sq. m net comparison goods floorspace and 2,350 sq. m net convenience goods floorspace across the Borough. 2. Main town centre uses must be located within the centres defined in the hierarchy of centres where sites are suitable, viable and available. Subject to operation of this sequential test and as set out elsewhere in policy, offices may also be located in defined business areas. 3. Planning applications for main town centre uses which are neither in a defined centre nor in accordance with the policies of this Plan will be subject to the Sequential Test. 4. Where suitable and viable in-centre sites are not available, edge of centre locations must be considered. If suitable and viable edges of centre sites are not available, out of centre sites should be considered. When considering edge of centre and out of centre sites, preference will be given to accessible sites that are well-connected to the centre. 5. Flexibility should be demonstrated on issues such as the format and scale of development. All centres within each individual level of the hierarchy are of equal status for the purposes of this sequential test. 6. Outside the defined centres, retail development (including subdivision of existing retail units or widening the range of goods allowed to be sold) will be resisted unless: a. the proposal passes the sequential test outlined above, or b. is intended to meet a particular local need that occurs only in a specific location. 7. Development proposals for retail, leisure and office development larger than the thresholds set out below, located outside defined centres must be accompanied by an assessment of their impact on the vitality and viability of and investment in defined centres within their catchment: a. retail development: 1,000 sq. m within Maidenhead and Windsor urban areas; 500 sq. m elsewhere b. leisure development: 2,500 sq. m c. office development: 2,500 sq. m 8. Neighbourhood Plans may set different thresholds where local considerations, supported by evidence, indicate this is appropriate.

Shops and Parades Outside Defined Centres

1. Development proposals that enhance the community function of shops and parades located outside centres defined on the Policies Map will be supported. 2. Where it is proposed to change the use of a shop outside a centre, an assessment will be made of its value to the local community. If the shop fulfils a function of benefit to the local community, development proposals must provide credible and robust evidence of an appropriate period of marketing for retail use. 3. Where evidence suggests that a shop does not fulfil a function of benefit for the local community, or where a community benefit exists to changing to another use, marketing evidence will not be required.

Markets

1. Existing and proposed markets within town, district and local centres will be supported. Development proposals that include the operation of events and markets within town, district and local centres and that incorporate suitable spaces and appropriate infrastructure for events and markets, such as electricity points and lighting, will be supported. 2. Development proposals should not adversely impact upon the amenity of nearby residential and business properties, especially with regard to noise.

Maidenhead Town Centre

a. Support the centre's important role within the wider Thames Valley as a centre for shopping, leisure and employment whilst also being a growing and sustainable community in its own right. b. Help to achieve character and distinctiveness across the town centre, including ensuring that individual developments are appropriate to their settings and contribute towards creating a clear sense of place where they are located and for the town centre as a whole; c. Deliver high quality architecture and urban design, improving legibility and creating distinct quarters which demonstrate their own individual character and distinctiveness. d. Improve gateways, arrival points and key transport routes and facilitates easier movement in and around the Town Centre for all modes of transport, including reconnecting the Town Centre with its neighbouring areas. e. Contribute towards establishing a strong green infrastructure network, including improved access to current open spaces, introducing new public spaces, and maximising opportunities to green the urban environment. f. Contribute towards the improvement and better integration of the waterways. g. Support the delivery of a coordinated programme of investment in the public realm and local infrastructure and structured environmental improvements, creating a safe accessible and attractive environment for the community and visitors alike. h. Deliver proposals that are resilient and respond to the challenges of climate change.

Maidenhead Railway Station

Development of the site will be required to: 1. Facilitate comprehensive re-development and effective placemaking in the town centre. This will include acting as a key gateway site of exceptional quality as well as the sustainable transport interchange for the town centre which significantly enhances the arrival and departure experience for visitors, workers and residents 2. Facilitate the delivery of a public transport interchange with drop off and cycle parking facilities and bus and taxi stops 3. Ensure that the development is well-served by public bus routes/demand responsive transport/other innovative public transport solutions, with appropriate provision for new bus stop infrastructure, such that the bus is an attractive alternative to the private car for local journeys, including to educational facilities 4. Provide improved pedestrian/cycle connectivity through the station and into The primary shopping areas focused on the High Street and the Nicholsons Centre Surrounding residential and commercial areas (including South West Maidenhead) Braywick Park. 5. Provide a high quality public realm in the station approach areas, including a human scale public square with public art on the northern side of the station concourses 6. Have regard to, and avoid compromising, the Crossrail (Elizabeth Line) infrastructure improvements at Maidenhead Station 7. Improve the vitality and attractiveness of all streets within and surrounding the site by delivering exceptional architecture and active frontages 8. Provide high quality green and blue infrastructure, including at higher levels 9. Provide very limited on-site parking for both station users and other land uses 10. Provide an outstanding and distinctive design reflecting its gateway location with a modest tall building adjacent to the train station entrance. The building must respect and be compatible with the adjacent residential uses in terms of both character and amenity 11. Provide 30% affordable housing 12. Provide appropriate mitigation measures to address the impacts of noise, vibrations and air quality from the railway and surrounding streets in order to protect residential amenity 13. Address potential risks to groundwater 14. Demonstrate the sustainable management of surface water runoff through the use of Sustainable Drainage Systems (SuDS) in line with policy and best practice; any proposed surface water discharge should be limited to greenfield runoff rates where feasible 15. Consider flood risk as part of a Flood Risk Assessment as the site is larger than one hectare 16. Conserve and enhance the setting of heritage assets in the surrounding area, including the provision of an enhanced setting for the Grade II Listed clock tower and Victorian station buildings.

Sustainable Transport

1. Development proposals should support the policies and objectives of the Transport Strategy as set out in the Local Transport Plan, or any successor document. 2. New development should be located close to offices and employment, shops and local services and facilities and provide safe, convenient and sustainable modes of transport. Development proposals that help to create a safe and comfortable environment for pedestrians and cyclists and improve access by public transport will be supported. 3. Development proposals should show how they have met the following criteria where appropriate: a. be designed to improve pedestrian and cyclist access to and through the Borough's centres, suburbs and rural hinterland; b. be designed to improve accessibility by public transport; c. facilitate better integration and interchange between transport modes particularly for Windsor, Maidenhead and Ascot town centres and railway stations; d. be located to minimise the distance people travel and the number of vehicle trips generated; e. secure measures that minimise and manage demand for travel and parking f. optimise traffic flows and circulation to minimise negative environmental impacts of travel including congestion, air pollution and noise; g. provide cycle and vehicle parking in accordance with the Parking SPD (or the parking standards set in Made Neighbourhood Plans if these are applicable), including disabled parking spaces, motorcycle parking and cycle parking as well as provision of electric vehicle charging points where appropriate. Prior to adoption of the Parking SPD, the parking standards in the 2004 Parking Strategy will be used as a guide for determining the appropriate level of parking provision, with consideration also given to the accessibility of the site and any potential impacts associated with overspill parking in the local area. 4. Transport Assessments and Statements and Travel Plans will be required to be prepared and submitted alongside development proposals, including residential schemes, in accordance with Department for Transport guidance and local authority requirements. Appropriate provision for public transport services and infrastructure will also be required.