Chatham Street Development Brief - Reading · Chatham St Regeneration Area. 1. Introduction and...

CONTENTS

Chatham St Regeneration Area

This development brief has been written in accordance with the DETR’s “Planning and Development Briefs – A Guide to Better Practice”

A new urban quarter for Reading

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Reading – The Vision 2

1. Introduction and Objectives of the Development Brief 3

2. Information on the Briefing Process 5

3. Site Information 7

4. Policy Context 17

5. Development Requirements 23

6. Planning Benefits and Infrastructure Provision 48

7. Implementation 50

Appendix 1. Relevant Local Plan Policies 52

Appendix 2. Planning Application Checklist 56

Appendix 3. Schedule of Listed Buildings 58

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Reading – The Vision In 1999 Reading Borough Council published its Reading City 2020 Vision. This document set a goal to lift Reading from being capital of the Thames Valley to a European city. Reading Borough Council recognises that to achieve this ambition will require, in part, significant improvements to its built environment and public realm, particularly within Reading city centre. The Reading City 2020 Vision identified three key development areas which will act as cornerstones in achieving this goal. Chatham Street, located to the immediate west of Reading city centre, is one of these sites. This development brief sets out Reading Borough Council’s detailed planning guidance for future development proposals at Chatham Street.

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1. Introduction and Objectives of the Development Brief Reading has harnessed positive economic pressures over the last 20 years to expand; to change from a town effectively to a vibrant city, and to create its image and status as the capital of the Thames Valley. It is experiencing continued economic growth and its city centre is rapidly becoming a place people live in as well as work in or visit.

Reading provides opportunities to accommodate large, mixed use urban developments within the city centre. Chatham Street represents the next opportunity for this process of redevelopment, and will act as a strategic catalyst to further development, which offers an unparalleled chance to improve the image of the area and remove inappropriate 1950s and ‘60s structures. The redevelopment will also positively benefit the surrounding communities.

This development brief relates specifically to the Chatham Street Regeneration Area and the nearby swimming pool site on the edge of Reading town centre. Reading Borough Council owns these sites (except for two

outstanding leasehold interests) and is promoting their redevelopment for mixed use. Following a selection process, Amec Developments Ltd (ADL) have been appointed as the Borough Council’s development partners. ADL and the Council are working in partnership to formulate an appropriate scheme.

The regeneration proposals are influenced by a range of complex issues, some physical, others policy-based. To crystallise the development opportunity that exists and ensure that a high quality scheme is achieved through the planning process, the Council has resolved to prepare this draft development brief to provide a framework for redevelopment of the site.

The document has five primary objectives:-

ο To provide information on briefing/consultation process – The brief sets out the Council’s guidelines for future regeneration proposals. It has been prepared having taken account of information provided and comments made during the Council’s ‘Place Check’

consultation exercise in May 2002 and the wider public consultation undertaken prior to the adoption of this brief.

ο To provide site information – The document defines the boundary of the site and describes its history, current uses, location, context, opportunities and constraints.

ο To provide planning guidance – The document provides guidance in the form of a set of land use requirements and options, design guidelines and criteria against which a development proposal and planning applications will be assessed by the Council.

ο To set out specific development requirements – Government policy seeks high quality urban design in regeneration schemes and the Council’s city centre strategy reinforces the importance of high quality design to its vision for Reading. The Council is seeking a sustainable and comprehensive mixed use scheme in this edge-of-centre location.

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1. Introduction and Objectives of the Development Brief

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ο To identify implementation and next steps – The brief provides guidance on the implementation of the scheme, in terms of planning application requirements, phasing, the extent of development, and the next steps in the briefing process.

2. Information on the Briefing Process


2.1 Preparation of the Development Brief

This brief has been prepared by Reading Borough Council. It has been prepared having regard to the Government’s good practice guidance on development briefs and advice in Planning Policy Guidance Note 12 (PPG12 – Development Plans). It draws upon initial findings of the “Place Check” consultation exercise undertaken by the Council in relation to the Chatham Street area (refer to paragraph 2.2).

2.2 Consultation

Public consultation is an essential part of the process of preparing Supplementary Planning Guidance. The Council attaches great importance to the findings of the consultation process.

Two informal consultation events have already been held on Chatham Street. Some 2,000 Place Check Questionnaires were distributed to residents and businesses in

the Chatham Street area and to users of the car park. Approximately 25% of these were completed and returned. A forum was held to analyse in more detail the strengths, weaknesses, opportunities and threats presented by Chatham Street.

This brief has been informed by the initial consultation process. A summary of the findings of the consultation exercise has been produced and is enclosed in Appendix 1 of this brief. The brief has also undergone a formal consultation procedure in line with Government guidance.

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2. Information on the Briefing Process


2.3 The Development Process and Status of the Brief

The Reading Borough Local Plan is currently under review. In the meantime, more detailed guidance is required on the Chatham Street area to reflect the current policy position.

SEPTEMBER2002

DECEMBER2002

Public Consultation on DraftDevelopment Brief

Draft Development Brief approved byCouncil Cabinet for Public

Consultation

Report on Public Consultation andRevision to Development Brief

Submission to Council Cabinet forAdoption as Supplementary Planning

Guidance

The Council, both as landowner and Local Planning Authority, wishes to secure the best possible scheme for the Chatham Street site.

This document has been approved by the Council as Supplementary Planning Guidance. A summary of the formal adoption process and time-frame is shown in the adjoining diagram. Following Council Cabinet approval of the Draft Development Brief in September 2002, a public consultation exercise took place in October/November 2002. The findings of the public consultation resulted in changes to the Brief. These changes were approved by Council Cabinet in December 2002 at which point the Brief was adopted as Supplementary Planning Guidance. Details of the public consultation process, including a summary of the responses received, are available from the Planning Department.

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3. Site Information

3.1 Defining the Site

In October 2000 the Council invited developers to submit expressions of interest for the Chatham Street Regeneration Area. This area is potentially very extensive, although this brief is concerned with the core area as shown on Figure 1. Its definition is closely linked to ownership and ease of land assembly, which will aid deliverability. This area (together with the swimming pool site) will form the first tranche of a major regeneration opportunity for this part of town, providing a significant step up in townscape quality, and help to build up a momentum that will continue the renaissance of the wider city centre.

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3. Site Information


3.2 Location and Context

Reading is the regional capital of the Thames Valley. It is the top-ranked shopping centre in southern England (outside Central London) (Management Horizons Europe 2001) and ranks as a UK top ten shopping destination (MHE; Verdict Research; CACI; Experian). The city has a retail catchment exceeding 1.7 million (CB Hillier Parker 2002) and some 22 million shoppers visited during 2001. 275,000 people live within 20 minutes drive time of central Reading (CACI 2000 estimate).

Reading was the 16th most profitable business location in the country in 2000 (Experian) and was voted England’s Best Working City in a survey for Healey & Baker in 1999. Reading is ranked equal 8th in the UK (with Newcastle-upon-Tyne) in terms of the value of commercial property investment, worth some £1.6 billion at the end of 1999.

Unemployment in Reading is low, at 1.4% in June 2002 for the Travel to Work Area (slightly higher within Reading itself and higher still within certain areas). Average household income in Reading is £30,500

(CACI 2002), a rise of 13.1% on 2000. The RG Postcode has the 5th highest average household income in the UK at £34,300 (CACI 2002).

More than 200 trains a day connect Reading and London (journey time to London Paddington is 25 minutes). Reading has direct rail access to around 300 other destinations (including Birmingham, Bristol, Cardiff, Southampton, Manchester, Leeds,

Glasgow and Edinburgh) and is the second busiest rail interchange outside London. Reading is served by 3 junctions on the M4 (10, 11 and 12) with dual carriageway access to Chatham Street from Junction 11.

The RailAir Link provides a direct coach service to Heathrow every 30 minutes, and direct train services run to London Gatwick and Waterloo.

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3. Site Information


As shown in Figure 4, the site lies to the west of the core city centre area and includes part of the Inner Distribution Road (IDR), which is below street level at this point. The city centre, Civic Centre, Hexagon Theatre and Broad Street Mall are close by – less than 5 minutes walk away, while the train station, river and the Oracle shopping centre are less than 10 minutes walk.

The IDR physically separates the site from the town centre. Traffic leaving the IDR at Chatham Street is predominantly serving retail and commercial properties east of the junction, or seeking access to Oxford Road to head west. Crossings of the IDR are provided by two over-bridges at the Chatham Street junction and to the south along Oxford Road, allowing both traffic and pedestrian movements. Further junctions and crossings are provided both north and south of the site. To the east side of the IDR, the built frontage comprises offices, new housing development and a hotel.

Land to the north, west and south of the site is predominantly terraced, two storey residential development, severed from the

site by busy roads. The Oxford Road, in particular, is a barrier separating the site from the neighbouring residential areas to the south.

The residential communities to the south and west of the site are relatively disadvantaged. They suffer from levels of social exclusion which are greater than the Reading average. The housing stock largely falls within a Conservation Area, with several listed buildings present along Oxford Road. There is a higher proportion of private rented accommodation in this area than the Reading average.

Chatham Street forms the northern boundary of the regeneration site. As a dual carriageway, this too is a major barrier to pedestrian movement, with unattractive street frontages. Land uses north of Chatham Street are mixed and further separated from the site by a significant change in level.

Chatham Street

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3. Site Information

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3. Site Information


3.3 Site Description and Current Uses

The Chatham Street site is 2.5 hectares and is predominantly flat. The existing multi-storey car park was built in the 1960s and is of predominantly concrete construction and 5/6 storeys in height. It dominates the local urban landscape with visually intrusive access ramps from Chatham Street and Eaton Place.

The public space created is degraded and planted with mainly plane trees. The public realm in and around the site edges is poor in quality and condition. Buildings enclose it and create a threatening public environment, owing to low levels of pedestrian footfall. The northern edge is particularly inhospitable for pedestrians, sandwiched between derelict car park buildings and the busy Chatham Street.

The multi-storey car park dominates the site. The car parks have a total of 1,100 spaces, although only 800 public spaces are operational, of which approximately 85% are available to the public on a pay and display basis. The remaining 15% are used by the

Renaissance Hotel, contract parking and Reading Borough Council. The car park does not operate at its full capacity and it is particularly underused during evenings when the site’s security and safety is questionable. Public toilets are also included in the multi-storey car park. The basement of the car park was formerly a night-club, which closed in 2000.

The central section of the site has some small scale retail uses in an arcade, including furniture shops and a pet shop. Other retail units and office premises along Oxford Road back onto the sites. Eaton Place marks the western boundary of the site. Surface car parking areas create a rather unattractive urban scene.

Existing uses and those immediately adjacent to the site are indicated in Figure 5.

Chatham Street

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3. Site Information

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3. Site Information


3.4 Utilities and Services

Preliminary investigations reveal that the site is well served by utilities and there are no identified deficiencies in terms of supply networks. NTL and Cable and Wireless have equipment close to the site, but neither of these providers currently serves the site.

3.5 Site History

Historic Uses

The car park site was a residential area with terraced houses and gardens at the time of the earliest Ordnance Survey maps (1879). A number of houses on the north-eastern part of the site were demolished prior to 1912. Between 1912 and the late 1960s there appear to have been few changes to the site. In the 1960s the houses were demolished and the current multi-storey car park, the dual carriageway and the roundabout were constructed.

Ownership

The Chatham Street site is within Reading Borough Council freehold ownership, except

for one tenancy with 10 years to run and some car park spaces leased by a local doctor’s surgery. The Council is in active discussions with the leaseholders to acquire their interests, and if necessary is fully committed to using CPO Powers to acquire a controlling interest in the whole regeneration area. There are also two electricity sub-station leases on the site, on which negotiation with the Electricity Utility Company will be required.

Planning History

The Chatham Street site has no extant unimplemented planning consents except for use as contractors’ compounds for the Friar Street streetscape improvement. Any future planning applications will be considered in the light of Structure Plan and Local Plan policies and this Supplementary Planning Guidance.

3.6 Site Constraints and Opportunities

Development of the Chatham Street site must take full account of the factors that influence its form, extent and viability.

Proposals should build upon existing site opportunities in a positive fashion. The main opportunities and constraints are identified on Figure 6 and include: the presence of the IDR; potential ground and water contamination; archaeology; and the impact of listed buildings and the conservation area; as well as important economic and physical regeneration opportunities.

Chatham Street Car Park – regeneration opportunity

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3. Site Information

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3. Site Information


The IDR

The IDR is currently a barrier which divides the town centre from the Chatham Street site, both physically and perceptually. It is a constant source of noise and pollution. The Council would like to see this barrier overcome and the nuisance it causes to the site mitigated.

The IDR- A major barrier

Decking over the IDR would successfully meet this challenge, together with the benefit of increasing the developable area of the site. The Council concedes that this would entail a significant additional construction cost and may be at the expense of the

existing slip roads. The traffic flow implications of the loss of the slip road would be significant and will need to be adequately planned for.

The Council considers that the benefits of decking over the IDR will be significant. It will be the responsibility of the developer, together with the Council’s transport team, to ensure that those benefits can be delivered without compromising the transport strategy of the Chatham Street area and Reading as a whole. Proposals for the redevelopment of the site must address the impact on existing traffic flows and provide effective solutions for traffic flows in the area.

Decking the IDR area also provides useable space between the existing town centre and the development site that allows for a distinct architectural and design style, which can help to achieve an individual sense of place. The space can also enable a dramatic change of scale across the divide, which would otherwise be difficult to accommodate. The space across the IDR prevents tall buildings crowding out their neighbours. Equally there are good opportunities to develop tall landmark buildings and/or other

landmark features which will help give a distinctiveness to the scheme and the city centre as a whole.

Ground Conditions

Preliminary evaluation indicates that ground contamination on the Chatham Street site is not a significant constraint, but more detailed testing may be required. There are underground storage tanks associated with the former petrol filling station.

Contamination from neighbouring sites is a relatively low risk to future development, and should not affect design or development layout.

The presence of asbestos has also been confirmed at the Chatham Street car park. This places a need for additional procedures during the construction process. Appropriate measures must be put in place in accordance with current regulations to ensure the safety of people on and off site during demolition works.

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3. Site Information


Utilities

Existing utilities networks and plant are unlikely to suit the layout of new development and alterations will be required. This creates a degree of freedom in how the Chatham Street site is configured, but care must be taken to minimise disruption caused by work on utilities to surrounding neighbourhoods and traffic flows in the vicinity of the site. The developer will be required to produce a plan of the proposal’s impact on utilities and show how they will be managed.

Archaeology

The results of an initial desk based assessment indicate that there are few prehistoric finds in the general area and the site lies largely beyond the medieval town’s extent, although just to the east of the site a chapel was founded in 1204. There is only limited evidence to suggest that archaeological deposits were present on the site, though this has not been proved by modern archaeological investigation. In line with current legislative and local planning guidance, a full desk based assessment is

recommended and from this it is likely that field evaluation may be required to determine whether or not archaeological deposits are present within the site.

Listed Buildings

The site is surrounded by a number of listed buildings notably Greyfriars Church and properties on Oxford Road and Chatham Street. Planning policy seeks to ensure that the setting of listed buildings is preserved or enhanced by neighbouring development.

Conservation Area

The Russell Street/Castle Hill Conservation Area is situated to the south of Oxford Road adjacent to the Chatham Street site.

Planning policy requires that views into and out of the conservation area are preserved and enhanced. As such, particular care must be taken over the design and layout of development along the Oxford Road frontage, but also the appearance of the roofline, as the conservation area is on higher ground overlooking the Chatham Street site.

Presence of the listed buildings and conservation area highlight the importance of high quality urban design and landscape in the new development. By focusing vistas and routes into and through the site on the quality features of the surrounding areas, and drawing on local architectural themes, the new development can extend and enhance the most important aspects of its surrounding environment. Further information on development principles and design guidelines is provided in Section 5.

Greyfriars Church adjacent to the site has Grade I listed status. It is situated on a busy, wide junction above the IDR. New development should enhance its setting.

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4. Policy Context The determination of any planning application for the Chatham Street site must have regard to current planning and development legislation. The Development Plan for Reading comprises the Berkshire Structure Plan (adopted in 1995) and the Reading Borough Local Plan (adopted in 1998). These documents are both under review. The Local Plan and Structure Plan Review timetables suggest that final adoption of both Plans will be in 2004.

Reading City 2020 Vision is a non-statutory document setting out the Council’s vision. Work is also underway on an associated City Centre Framework and City Centre Strategy.

4.1 National and Regional Policy

Higher level planning policy is guided by Planning Policy Guidance Notes and Regional Guidance. National policy of particular relevance to Chatham Street site is PPG1 General Policies and Principles (1997); PPG6 Retail Development and Town Centres (1998); PPG13 Transport

(December 1999) and PPG3 Housing (March 2000) which endorse and promote the following principles:

Urban regeneration and the re-use of previously developed land.

The benefits of mixed use development.

Integrating land-use planning and transport.

Maximising urban opportunities.

Sustainable town centres.

Providing appropriate levels of affordable housing and creation of mixed communities.

Higher development densities, particularly around transport modes.

Providing multi-modal travel options.

Maximising opportunities for travel by non-car modes.

Reducing the use of the car by limiting parking provision.

The Urban White Paper

The Urban White Paper (DETR, 2000) sets out the Government’s proposals to promote an urban renaissance. It highlights the importance of mixed use regeneration schemes based around high quality design, sustainable transport proposals, and the provision of effective local services. The importance of finding local solutions to local problems is also underlined. The Council recognises the relevance of these concepts to the Chatham Street proposals.

RPG 9

Regional Planning Guidance for the South East – RPG9 (adopted December 2000), sets out the regional planning context for Reading. Reading is within the Thames Valley sub-area, part of the ‘Western Policy Area’, where the focus should be to build on economic strength, ensure growth with minimum pressure on the limited labour

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4. Policy Context


supply and land resources, and relieve pressures on transport networks.

Berkshire Structure Plan

The current statutory Berkshire Structure Plan, which covers the period 1991-2006, was adopted in November 1995, with an alteration made in August 1997. Sustainability is a key issue behind the policy approach (OS1). This requires undertaking development where the need for travel is minimised and managing pressures on the land and transport networks.

A new Structure Plan is currently being prepared to cover the period 2001-2016. The Deposit Draft version was published for public consultation in March 2002. Whilst not yet a formally adopted document, this emerging policy is important in that it informs the strategic context for the future development of Chatham Street.

Policy E1 of the Deposit Draft states that Reading city centre should be a principal location for major office development. Other relevant policies in the Deposit Draft state that:-

Reading’s communities will be sustainable, and have good access to a range of local facilities, services, housing and employment.

Reading will continue to develop as a regional centre serving the wider Thames Valley.

The city centre will be transformed by high-quality large-scale mixed-use development providing major expansion of employment, retail, leisure and housing in a highly accessible location.

Future development in Reading city centre should complement the existing provision and be based around activities that reflect the trend towards leisure and retailing.

Further pedestrianisation and environmental improvement will be sought.

The area around the station and other sites on the fringe of the core, provide significant scope for mixed-use

development with excellent sustainable design quality.

Development should be in line with the principles of urban renaissance, and will help support the centre in the future.

4.2 Local Policy

Reading Borough Local Plan

The Reading Borough Local Plan was adopted in 1998. A review of the Local Plan is underway and an Issues Paper was produced for public consultation during 2002. The local plan does not include site specific proposals for the redevelopment of Chatham Street. However, it does state that the future of the car park and its surrounding area will be the subject of a thorough review in the course of which all interested parties will be consulted.

A significant number of general policies will have a bearing on proposals for the site. As an unallocated site, development will be considered on its merits subject to these policies (see Appendix 1). Considerations will include impacts on the transport system,

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4. Policy Context


housing supply, physical and social infrastructure, as well as the quality of the design and appearance of the development.

The Local Plan also contains allocations adjacent to the site, which could influence its redevelopment. These are:

1. An area of archaeological potential that abuts the eastern side of the IDR, to which the following policies apply:

Mitigation of development impact needs to be secured before permission is granted e.g. works to investigate and record findings;

Where appropriate, satisfactory preservation of remains is required.

2. Russell Street/Castle Hill Conservation Area adjoins the southern boundary of the site along Oxford Road. The redevelopment of the Chatham Street site will be considered in relation to its impact upon the environmental quality of this Conservation Area.

3. There are a number of listed buildings adjoining the site including Grade II buildings located in Chatham Street, fronting Oxford Road and Howard Street. The most important building, however, is the Grade I listed Greyfriars Church and Vicarage to the north east on Friar Street, (refer to Figure 6). This church is said to be the most complete surviving example of Franciscan architecture in England. The proposals must have regard to their impact upon the setting of these important historic buildings. A full list of listed buildings is included in Appendix 3.

Reading Local Transport Plan (2001-2006)

The Local Transport Plan (LTP) for Reading (2001-2006) reflects the Council’s aim to develop a fully integrated transport network. The network would provide viable choice, sustainability, priorities for walking, cycling and public transport which supports travel to, from and around the city but also minimises journey length, and in partnership with other policies, reduces the need to travel.

The transport strategy developed for Reading focuses on three main themes:

Promoting the Alternatives;

Managing Demand; and

Network Management

The five year targets for the LTP area are primarily focused on the reduction of unnecessary car travel to the city centre, particularly in peak hours, with a corresponding increase in public transport, cycling and walking. Through the achievement of these targets, it is envisaged that a more sustainable and integrated transport network can be implemented.

4.3 Non-Statutory Policies

Reading City 2020 – A Vision for the Future

The Council has adopted a document entitled Reading City 2020 "A Vision of the Future", which sets out a vision for the creation of a city centre and a series of environmentally and socially sustainable

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4. Policy Context


communities. This document constitutes the most up to date policy context for the Chatham Street development. The consultation document was published in early 1999. It sets out the vision for business, culture, education and skills, sustainable communities and transport, as well as promoting development opportunities in the city centre, including Chatham Street. It identifies key principles that should be incorporated into development where appropriate. Of particular importance to future development at Chatham Street are the following:

Business Visions: Competitiveness, community enterprise and economic success linked to cultural enterprise.

Cultural Visions: New facilities and creating places that are attractive to all people.

Sustainable Communities: Local facilities enabling reduced car use, more city homes, partnership planning of communities, opportunities to use a range of transport modes.

Transport: Designed for easy movement.

Creating a City: Breaking through the IDR barrier, widening the mix of uses in the city centre and developing areas with distinct character.

Illustrative sketches in the 2020 document indicate a possible future vision for Chatham Street. They depict:

high quality architecture and design that creates a new development area with its own identity and sense of place;

decking over the IDR to provide public spaces and new development well connected to the existing centre;

high rise, landmark buildings above the IDR slip road roundabouts;

building heights graduating upwards from the western side of the site towards the IDR; and

a wider mix of uses in the city centre.

This initial vision has been developed further through a City Centre Framework analysis prepared by Llewellyn Davies which is to form part of the comprehensive strategy for the future city centre.

The Vision has established a new urban development agenda for Reading that seeks to expand the city centre across the railway lines and the IDR. The new development areas are to be known for their high quality design and public realm, providing a fine grain mix of uses, fully integrated with an appropriate transport network. The Council sees Chatham Street as one of the major development opportunities which if planned comprehensively along with surrounding sites can give a new structure to the west side of the city.

This Brief draws on the findings of the City 2020 Vision consultation. The majority of submissions supported the overall Vision. There was strong support for more green areas and decking over the IDR, providing better facilities for non-car based modes of transport, and mixing of residential and business functions. Priorities were good housing, reduced congestion, improved air

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4. Policy Context


quality, equality of access, and early public involvement. All of these are addressed in this development brief.

Local Agenda 21

This development should take place within the context of Reading's Local Agenda 21. This sets out how to approach development in a sustainable manner and the process it should be taken through to meet relevant sustainability principles.

Life Worth Living – A Cultural Strategy for Reading

This Strategy has been approved by the Council’s Cabinet and will be published in September 2002. It is a Reading Borough Council corporate document that sets the context for cultural development in Reading over the next ten years. Objectives and actions are identified for a number of themes. Two actions relate specifically to Chatham Street. Under the theme of ‘Social Inclusion’, Action 4 proposes that the Council will “engage with developers and planners in planning cultural facilities and provision at the centre of new regeneration

proposals, including those for the Chatham Street and station area.” The theme ‘Regional, National and International Role’, states at Action 3 that the Council will “prioritise the replacement of the Central Pool within the Chatham Street development.”

There are many ways in which the Chatham Street development can help achieve the wider objectives and contribute to delivering the actions identified in this strategy. These have been reflected in the development guidelines and opportunities set out elsewhere in this brief.

Oxford Road SRB Partnership

The Single Regeneration Budget (SRB) partnership was established in 1995, with an overarching vision to ensure the viability and prosperity of the Oxford Road area through a comprehensive range of projects. The seven years of funding came to an end in March 2002, following notable achievements in training, community integration and enabling environmental improvements and new community facilities.

The Chatham Street redevelopment should be undertaken in a manner that complements and builds on the measures put in place. In particular, consideration should be given to the following:

Maximising local employment opportunities, having regard to the local Skills Register and local labour in construction scheme.

Making use of the Training, Employment and Advice Shop (TEA Shop).

Complementing the streetscape initiative that has made significant environmental and community safety improvements along Oxford Road to the west. The Chatham Street development is an opportunity to extend the principles of this approach in a way which benefits the creation of a new high quality urban quarter.

Helping to deliver the wider benefits to the local community. In particular the availability of accommodation for voluntary groups is an increasingly critical issue. Dedicated, suitable

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provision to meet this need would make a major contribution to meeting local needs and ensuring that regeneration proposals address social exclusion.

Community Strategy

A Community Strategy is being prepared in conjunction with the recently formed Strategic Partnership. The strategy is intended to form an overarching approach to the delivery of services across all sectors of the community. The Community Strategy is based on seven themes developed from the Sustainable Communities Dialogue. These are:

- Accessible Spaces - Healthy People - Inclusive Society - Learning Community - Quality Environment - Safe Places - Thriving Economy

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5. Development Requirements This section outlines the key design and development principles that should guide future redevelopment of the Chatham Street site. These principles help establish a city centre structure for the development of building forms that meet the current needs of Reading, while retaining flexibility to accommodate future changes. The principles will help manage the design process to ensure that the Chatham Street project is seen to be at the forefront of best practice in sustainability and design.

It is intended that the guidelines identify the site-specific requirements and targets for quality and sustainability to ensure a level of consistency without constraining the architects’ and designers’ freedom to express individual design visions.

Site information, the policy context and results of public consultation to date have informed the guidelines.

These principles can be achieved through the use of the following:

Principal routes and street networks;

Pedestrian priority and cycle routes;

Landmarks and views;

Building heights and density;

Land use mix;

Street level frontages and servicing;

Plot size and relationship;

Architecture: sustainable approach; and

Public open space.

Each of these contributes to delivering at least one of the key development principles which are summarised below and explained in more detail in the remainder of this section.

5.1 Key Development Principles

The key development principles are listed in the box overleaf. These aim to reinforce the concept of urban renaissance, and underpin

practical solutions to bring high quality design and a distinct character to this extension of the heart of Reading. These principles should influence decisions about development at Chatham Street.

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5. Development Requirements

Policy Context


KEY DEVELOPMENT PRINCIPLES

1. Permeable and accessible part of the City Centre that is people rather than car orientated. A particular focus is overcoming the barrier of the IDR and establishingvisual and physical links with surrounding areas.

2. Robust urban framework. The extension of the city centre should be built to last and successfully adapt to evolving social and economic environments. The urbanlayout, buildings, permeability, and accessibility all contribute to achieving this principle.

3. Mix of uses to enhance the city centre. The land uses must complement the existing city centre functions, incorporating a mix of uses including, but not necessarilylimited to, residential, commercial, retail, cultural/leisure, car parking, community facilities and public open space.

4. Development that is sensitive to and integrated with the adjoining residential area. Physical and visual links, as well as land uses, open space, architecture, streetfrontages, massing and building heights should all connect the existing residential areas with this new mixed use city centre quarter.

5. Place of character and distinct identity. Development must deliver a distinctive and attractive new quarter that exudes its own character and sense of place whileintegrating with the surrounding areas.

6. Design excellence and innovation. Encourage high quality architecture and public realm, that is innovative and forward looking, at different scales that is based on acombination of nationally agreed standards and guidance and a careful interpretation of local needs.

7. Create a high quality public realm. It is important to set quality standards for the city centre. This should include public art and a mix of hard and soft landscaping thatis integrated with existing open space and is inclusive and accessible to all.

8. Embracing principles of sustainability. Sustainability should underpin all aspects of the design and development process and include integration of land use andtransportation.

9. Maintainable and manageable solutions. Development proposals must be accompanied by long term management proposals that ensure the quality and functionalityof the area are not compromised over time.

10. Social inclusion. The development should demonstrate a positive contribution towards tackling social exclusion during the planning, construction and subsequentoccupation. This will include creating local employment, offering a range of affordable housing options and facilitating sustainable community initiatives.

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11. Creating local employment links. Opportunities to provide local employment during the development process and once buildings are occupied should be maximised.

12. Financially viable development. Sufficient critical mass of development is required to ensure that proposals are capable of completion without significant public sectorfunding.

13. Partnership Approach. Design, development and delivery should be in consultation with the local authority and local stakeholders.


Policy Context


5.2 Permeability and Accessibility

Principal Routes and Street Network

Development proposals for Chatham Street Regeneration Area should respond to the existing street pattern and enhance connections and potential future connections between the city centre, adjoining residential and commercial areas and future development in neighbouring areas. The scheme should address physical and visual links and work to reinforce or establish the relationship with the surrounding area with the over-riding objective to improve permeability through, and into, the site. Figure 7 shows the desired permeability and accessibility framework that should guide development proposals.

Pedestrians must be given priority over vehicular traffic in the new framework of streets and spaces, where all types of people are comfortable and which are safe and welcoming. The new development should have a significant presence on Oxford Road to signal the gateway into the site and the city centre. From this clear

entry point, the primary pedestrian movement corridors should be legible and draw people towards the heart of the new development and a new City Square providing high quality public space (refer to Figure 8).

Development proposals should identify significant improvements to Thorn Street, Eaton Place and Alfred Street as entrances to the site and also as links to Queens Walk and the Civic Centre, Friar Street, Cheapside and the north side of Chatham Street.

The new development should maximise the opportunities offered by its proximity to Reading Station, particularly given proposals for a new transport interchange and a redevelopment of this area. Excellent pedestrian connections from Chatham Street through to the station area will be of fundamental importance.

Public Transport Accessibility

Proximity to the city centre and Reading Station gives the Chatham Street site excellent local, regional and national public

transport accessibility by both rail and bus. Good local links into these public transport networks will encourage their use for access to the site. Integration through good pedestrian links to the city centre and station area will help.

Consideration will also have to be given as to how local buses directly serve the site. The Oxford Road is a very important and busy bus corridor, which will directly serve the site. The priority given to public transport in the city centre will need to be reflected in any gateways to the site.

Overcoming the IDR Barrier

The IDR, whilst having an important function for local and through traffic, is a major barrier between new development on Chatham Street and the existing city centre. The principle of decking over the IDR was put forward during the consultation on the Reading City 2020 Vision. This is an essential element of a successful scheme at Chatham Street, without which the site cannot be integrated with the existing city centre.

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The development of the Chatham Street site will inevitably change the use of the surrounding road network. The decking could require the slip roads to the south to be closed. It will reduce the barrier effect, both on the approach along Oxford Road and in the north western corner of the site. The developer will be required to demonstrate an understanding of the likely changes and agree with the Council a plan to mitigate and manage those changes.

Decking will deliver a significant amount of additional land for either development or provision of public open space. Development on the deck will be constrained by limitations on foundation depths and the weight capacity of the structure, but where possible, it is important that the highly visible locations are used to maximum benefit as landmarks and to advertise the quality of development elsewhere in the Chatham Street Regeneration Area.

Pedestrian and Cycle Movement

As part of the integrated movement strategy and to enhance the principal routes identified above, development proposals will need to

give significantly greater priority to pedestrians and cyclists within the Chatham Street site.

Tree lined boulevard to create pedestrian friendly routes into and through the site

Detailed consideration should be give to safety and security measures including CCTV, lighting and sign-posting encouraging effective movement throughout the development itself and the wider city centre during the day and night. Development mixes including residential, along with restaurants, bars and cafes that enhance the

level of passive surveillance and street activity outside working hours will be encouraged.

Activity that is associated with vibrant ground floor uses

Pedestrian priority and public realm treatment will focus around the new City Square, Oxford Road, and the connections to Broad Street, Friar Street and the Reading Station Interchange area. Pedestrian movement in these areas will be encouraged through:

active ground floor uses that provide activity through the day into the evening;

a mix of uses which provide activity at different times during the day;

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public art;

lighting for aesthetic and safety purposes;

responsive landscaping;

at grade crossing of roads with pedestrian priority; and

uncluttered streetscape.

The new development should provide enhanced cycle parking as part of the public realm and within each of the new buildings, include secure parking areas and lockers for cyclists.

These measures to encourage pedestrians and cyclists are an important step towards integrating development with transport. Enabling non-car access to the scheme, helps to deliver core sustainability objectives.

Cycle parking – street furniture designed for the purpose it is intended

Public realm that encourages a range of after work activities

Pedestrian friendly environment

Space for people

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5.3 A Robust Urban Framework

Plot Size and Relationship

Although influenced by its location and preferred land use, the plot sizes and the majority of building forms should be simple and robust rather than rigidly designed to a particular end user. This will allow flexibility to accommodate future uses.

The masterplan should include a range of plot sizes. At the upper scale, they should be large enough to accommodate current commercial office requirements (approximately 2,000m² floor plate) without restricting a possible change of use. The remainder of the plots should be designed to accommodate a mix of residential property types and smaller office floor plates (approximately 1,000 net square metres).

General Principles for Buildings

This design framework identifies a number of high-level priorities for new development in Chatham Street including promotion of sustainable scale and form. In particular a

morphology that promotes robust commercial and residential buildings should be established. In addition, building types should positively address the following design issues:

orientation and design to increase daylight provision in offices;

orientation to maximise solar gain and sky exposure;

utilise opportunities for natural ventilation;

ensure all new commercial premises attain a BREEM rating of ‘very good’ as a minimum and ‘excellent’ as the objective;

including energy use and renewable energy use, low water use, avoidance of pollution, safeguarding health and the use of materials;

ensure all new dwellings attain an EcoHomes rating of ‘very good’, and an National Home Energy Rating of 10;

introduce pressurisation testing on new building types to limit heat loss;

where possible use recycled materials;

The inclusion of technologies and design approaches should be reviewed over time as some innovative practice becomes best practice and experimental technologies are tried and tested.

Figure 8 identifies the urban grain, frontages and landmarks that should be adhered to when planning development in the Chatham Street Regeneration Area.

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5.4 Land Use Mix

Mixed Use Development

Development proposals should include a balanced mix of land uses. Land uses must reflect levels of accessibility: close to the city centre and with already congested roads it is not suitable for development that is predominantly served by cars or requires heavy flows of goods vehicles. The size of the site and its proximity at the western edge of the town centre, offer an opportunity to devise a major mixed use scheme.

Suitable uses include a mix of offices, hotels, residential (including affordable housing), retail, leisure and community uses. The proposal should provide public parking spaces to serve the centre as a whole, with a preference for short stay spaces (for the use of shoppers, for example), rather than long stay spaces for commuters.

The mix of uses incorporated should aim to:

establish a new commercial hub and residential community, while enhancing the mix of uses in the city centre.

complement each other as well as land uses off site, thereby strengthening the area as a whole.

deliver activity and vibrancy and animate key public spaces.

help provide natural surveillance over public areas, boosting the sense of safety for users of the scheme.

Land Use Layout

The detailed siting of these uses is not fixed by this Brief allowing sufficient flexibility for proposals to respond to changing market conditions. However, it is important that a strategic logic, based on urban analysis and best practice, is adopted.

The urban design analysis suggests a logical approach to the allocation of land uses, as described below and illustrated in Figure 10.

The west of the site is predominantly residential consisting of terrace houses built on a traditional street pattern. The re-connection to this urban grid and residential land use reflects the

Council’s vision for the City Centre and is essential to the success of the Chatham Street Regeneration Area and therefore the development should reflect this priority. The western edge of the site should be predominantly residential in character with a mix of housing types, sizes, and affordability levels to attract a range of occupiers, reflecting the need to sensitively integrate the development with the local residential area.

From the west, the IDR has traditionally been seen as the boundary of the city centre and the edge of retail development. The Chatham Street development is intended to blur this distinction and create continuity in line with the Council’s vision for the City Centre. Therefore, the eastern half of the site, surrounding the City Square, should be a best practice example of vertical and horizontal mix of uses, ensuring a 18-24 hour vibrant community. The ground floor uses should be active retail areas with a focus on restaurants, cafes, and bars.

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The uses above the retail can be a flexible mix of commercial office, residential, hotel or a combination of these depending on market requirements. The commercial office content surrounding the square should provide a range of types including, for example, a corporate headquarters (or other large floor plates users), and smaller serviced offices.

The development should seek to introduce smaller businesses that offer added value, flexible accommodation to meet the needs of highly mobile firms and development forms that can cater for example for artists or media industries. The development should also provide the opportunity for the creation of ‘incubator’ units for start-up companies and local entrepreneurs.

To ensure an appropriate mix of uses, generating 18-24 hour pedestrian activity, a landmark tower at the northeast corner of the site and a feature building south of Oxford Road. This could be multi-use buildings with, for instance, food retail at the ground level,

hotel or serviced apartments in the middle, and residential accommodation located at the upper levels.

The land use guidelines are summarised in Figure 9

Architectural Support for Land Use Mix

The ground level elevations and architectural facades along the street should support the land use mix described above. The objective is to create active frontages throughout the development and to create a sense of vibrancy and safety.

In particular, buildings surrounding City Square, Oxford Road and other sites facing the park should have a street level floor-to-floor of approximately 4.5-5.0 metres. Servicing of these units will be restricted from the primary frontage and should take place along the secondary streets where it will be less visually intrusive.

The residential properties to the west of the site should be internally organised to have the public rooms facing on to the street. The

ground floor can be raised by up to 1 metre to ensure a sense of privacy and separation from the street.

Access to underground parking should be from secondary streets with a maximum opening for garage doors of approximately 5.0 metres.

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5.5 Integration with the Local Area

It is important that the development is not seen to turn its back on the existing residential and business communities surrounding the site. Development proposals should be integrated in the following ways, which are explored in more detail in other sections of this Chapter.

A new network of streets and open spaces should create physical connections with the surrounding area.

Visual links should be provided where appropriate.

Building design and scale should be compatible with the local neighbourhood, while also creating a new gateway to the city centre.

Land use mix should enhance the existing facilities and respect the amenity of local residents.

Design of buildings, open space and landscaping should in part be inspired

by quality characteristics of the surrounding area.

The site should be publicly accessible at all times.

Local employment should be encouraged through use of various schemes and initiatives.

Community consultation should help to inform development proposals.

5.6 Place of Character and Distinct Identity

The development should provide a strong positive image as a vibrant new quarter offering new opportunities for working, living and spending leisure time. Importance is placed upon building a distinct image and profile for the site, with reference to architectural style, land uses, public open space provision. Achieving a sense of place and establishing a defining high quality character for the site is important in creating a new piece of townscape and effectively a new place within Reading. However, it is also essential that scale, detail and

character is compatible with its local residential context as well as that of the existing city centre.

Character and distinction can feature every aspect of the development. In particular, landmarks and views, building heights and density, and architectural style should be co-ordinated to produce a place with distinct character and identity.

Landmarks and Views

There are important views into the site from all directions. There is a unique opportunity to create a strong skyline for both Reading and the Chatham Street development. The site could accommodate a new landmark tower at the prominent northeast corner of the site. A tower would also function as an orientation marker from the railway station when viewed from Friar Street.

The view from the south on the IDR should be limited to a single building built on the deck above the IDR, that respects the residential conservation area to the south-east and the frontage on to Oxford Road. A balance will need to be achieved between

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responding to the existing scale of Oxford Road and creating a new gateway into the city centre and the Chatham Street area.

As there are no buildings to retain on the site, internal views are to be created through future masterplan design and implementation.

Public art creates a distinct identity

Building Heights and Density

The Council’s Reading City 2020 Vision identified ‘gateways’ into the city that

reinforce points of arrival and provide visual interest and legibility. Chatham Street Regeneration Area is one such gateway and is ideal for higher density developments, including landmark towers.

The site is well served by non-car transport provision and is therefore suited to higher density development forms. However, it is essential that development maximises opportunities for visitors and occupiers of the site to safely and conveniently use bus services, walk or cycle and gain quick access to the train station in order to support these higher densities.

The height of the buildings should directly relate to the width and importance of the streets they enclose, their location in terms of solar orientation, adjacency to major public open spaces, and the site-specific location in providing greater legibility for Reading. Taking into account these issues, the tallest ‘landmark’ building should be located on the northeast corner of the site built adjacent or above the IDR, providing a gateway marker to the city centre and the development. A landmark building of up to

25 storeys is considered appropriate in this location.

As a guideline, residential floor-to-floor heights are estimated to be between 2.7-6.5 metres (this includes double height studio type space) and commercial office floor-to-floor heights to be 3.3-4.0 metres. Depending on the final use, ground floors are estimated between 4.0-6.0 metres.

It is important that the Chatham Street development has a consistent, high-density character, not one that is simply identified by the tower:

The taller buildings on the site should continue on the northern edge of the site. The massing of these buildings on the northern edge should step down from the tower, but clearly retain a scale of civic importance. Heights up to 14 storeys would be acceptable. Chatham Street is the widest of the surrounding roads, to the north of which is residential and big box retail land uses.

The massing on the west side of the site should then step down from Chatham

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Street to the north toward the buildings fronting on to Oxford Road. Although a variety of building types exist on Oxford Road, coming from the west, the general heights are between 4 and 7 storeys. Proposals should include a transitional height zone from the taller buildings within the Chatham Street development to the existing, predominantly residential area to the west.

The elevation of the building fronting directly on to Oxford Road should not exceed 12 storeys because of the scale of the road and the location on the southwest edge of the proposed City Square. It is essential for the success of the space that the park be as open to seasonal solar gain as possible.

The buildings on the eastern edge of the site should also step down from the scale of the tower, but because of their frontage on to City Park, can retain a taller massing profile.

The building to the south of Oxford Road, built on a deck above the IDR, is in a unique location as it is important for

continuing the street frontage on Oxford Road but also as a ‘landmark’ when viewed from the IDR to the south. The landmark status should not necessarily be related to height in this instance but architectural quality. The relationship with buildings fronting Oxford Road and Howard Street (including listed buildings) within the Conservation Area must be carefully addressed.

The scale of the Chatham Street site, its excellent location within the central area of Reading and the site’s status as one of the three key Reading 2020 Vision regeneration areas, offers an opportunity to deliver a major mixed-use scheme which will set a quality standard for development in the city centre. The development of the Chatham Street site could include a total floorspace in the region of 1.25 million sq. ft., including a mix of residential, office, hotel, retail, leisure (including a health and fitness club) and car park uses.

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5.7 Design Excellence and Innovation

The design of the various buildings and spaces should endeavour to establish a design quality threshold for Reading appropriate to its aspiration to become a European city. The preferred approach to the implementation of the buildings is to select a number of “world class” architects to deliver their interpretation of the vision within a clearly structured masterplan. This would reflect the organic process of architectural development that would occur naturally within a new urban quarter that has a wide variety of building uses. In achieving the vision, the architects should strive to incorporate the highest quality design with an equal and inseparable focus on sustainable building practices.

The overall goal for the design of buildings will be to implement improvements to current practice, without adding significantly to risk or cost. The aim should be to ensure that buildings in Chatham Street will meet best-practice principles and will aim to out-perform standard buildings in terms of comfort, utility and running costs. They will

therefore be more attractive to tenants and investors, giving Chatham Street a distinct character and commercial marketability.

All buildings in Chatham Street will be required to incorporate a range of best practice energy and environmental features, drawing on current and future technologies and techniques that promote sustainable development. As building continues over the period of development, best practice standards should be reviewed and enhanced.

Innovative features will be encouraged for each building use type. These features should be based on proven technologies which do not have large cost implications. They will generally have been demonstrated as successful in existing buildings.

Experimental features will also be encouraged where appropriate. These features are defined as either those where the technology is promising but not well proven, or those where the technology is proven but costs remain high and are expected to fall with wider usage. Experimental and emerging technologies will

inform the development standards over time, which will ensure there is continual improvement and progress towards increasingly sustainable buildings and that Chatham Street remains at the forefront of large scale building sustainability. Options for use of solar photovoltaics (PV) should be explored and attention paid to the affordability of living in housing through lower utility bills as a result of designed renewable energy features. Renewable energies from solar water heating, through to biomass CHP plants should also be considered. The development should also minimise energy and water use by making maximum use of solar gain in the design of the overall layout of buildings and spaces and by using grey water recycling.

All buildings should be accessible to the physically and sensorily impaired. An access audit will be required as part of any planning application for this site.

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5.8 High Quality Public Realm

The design of various spaces should endeavour to establish an increased design quality threshold.

Network of spaces

The Chatham Street development should include hard and soft landscaping and open space that form a linked sequence of spaces of a quality suited to a European city. The public areas should be planned to provide a network of spaces that reinforce the existing urban grain of the surrounding town, linking the new ‘quarter’ with the surrounding townscape rather than isolating the new development.

The new network should be integrated with existing routes into the site, and deliver a readily discernible hierarchy of connections through the site that enhance both legibility of the area and permeability. Routes into and through the new development should be so aligned as to provide for visual connections to new/existing landmark buildings thereby improving legibility. Visual links between the existing city centre, residential areas and the new development should also be provided. All spaces should be robust enough to accommodate change over time.

All areas of public open space shall, wherever possible, be accessible to all. This necessitates attention to safety details in layout and design as well as physical access arrangements.

The opportunity shall be taken to create the following (see Figure 10):

Multifunctional spaces that can serve as access routes, relaxing space, visual relief and setting for the built form, provide attractive vistas and frame key views, screening, creation of micro-climates, and provide shade.

A central open space that promotes a sense of arrival with direct and legible links to the remainder of the development.

Improved links east and west, north and south, including public thoroughfares through the site.

Gateway environments at major accesses to the site.

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Boulevard and avenue tree planting along key routes into and across the site.

Soft landscape tree and shrubbed planting that provides way marking, giving emphasis to primary modes, focal points, entrances and bench marks. Soft landscaping that gives year round visual interest.

Landmark features from specimen trees or groups of trees.

Legible and logical structure to the soft landscape design for the development, especially within the tree planting.

New urban spaces that are both elegant and timeless in quality.

The public realm includes the new road tunnel created as a result of decking over the IDR. The appearance of the tunnel must reflect a high quality design including the use of materials.

Relationship of building fronts and backs to spaces

Hard and soft landscaping and open space should be designed around building frontages, entrances and thresholds, such that the building and spaces are related. Hard and soft elements should be used to give emphasis to the main entrance of a building /development

Legible and logical soft landscaping structure.

Interface with existing buildings and public realm

Significant improvements have been made to the public realm along Oxford Road to the west as part of the SRB initiatives in this area. New public realm and open spaces should reflect concepts developed as part of this initiative and work with the appropriate bodies to ensure that continuing public realm improvements on Oxford Road and those on Chatham Street are integrated, through such devices as a common ground plane and similar surface treatment.

All new buildings should present a ‘front’ to any areas of public realm and open space, new or existing, making sure that the building design and their function enhances the quality of the existing public realm. Particular consideration should be given to ground floor uses which are adjacent to open space. Where appropriate active frontages can enhance the activities taking place in the open space e.g. cafes spilling out, providing places for sitting and relaxing, while others will function primarily as thoroughfares and should not be unsuitably obstructed.

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Public Art Strategy

The Public Art Strategy for the development at Chatham Street should be integrated with the Council’s “Art at the Centre” initiative. Art at the Centre is a partnership scheme involving artists in the regeneration of Reading’s city centre, and exploring the different ways in which artists can influence the spirit of the place in which we live, work and play.

Public art should be used to create a distinctive and individual character and identity for the development at Chatham Street. It can make a significant contribution to the new development, adding interest to the urban landscape, acting as legibility markers through and into the site, and generating community interest in the scheme. Public art can also be used to highlight the historic, visual and cultural links between the new development and the surrounding Reading city centre.

In this way, the Public Art Strategy will contribute some of the Key Development Principles including place of character and distinct identity, design excellence and

innovation, and creating a high quality public realm.

Public Art

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Lighting schemes that take account of ambient lighting.

Planting schemes using clear stemmed trees for pedestrian safety.

Signage and Lighting

Lighting is an important tool for delivering architectural highlights, atmosphere and ambience, art in it own right, as well as functional visibility and creating safer environments. All these aspects should be considered and are encouraged in any development proposals for Chatham Street. All lighting provision and its design should be efficient and sustainable in its energy use and take into consideration adjacent light sources, including ambient light sources such as the surrounding buildings.

Colours for both signs and lighting should be carefully chosen so as to complement the design of the open spaces and minimise visual intrusion. All sign design should be simple, elegant and contemporary, should complement the street furniture and should not compete visually with the built form. It should also relate to that being installed elsewhere in the city centre.

Safety

Safety considerations are an important feature of any public open space and

landscaping provision. Design should ensure that conflict between different users of open space is minimised and that personal safety is maximised. Priority should be given to design that builds in natural surveillance by means of:

avoiding the creation of hidden spaces where there is the potential to commit crime or undertake in anti-social behaviour;

avoiding blocking primary views;

planting clear stemmed trees so as to help prevent the obscuring of eye-level views;

positioning all public open spaces so that they are fully overlooked from adjoining properties;

design that reduces user anonymity and therefore discourage those people who undertake crime for anti-social behaviour because they believe themselves to be anonymous;

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encouraging land uses that generate activity and use of the public realm during evenings and night time;

designing the public realm so it can accommodate and encourage a range of after work activities: i.e. street performance and cafes should be encouraged within public open spaces and the design of the public realm should facilitate these; and

the new development must be covered by CCTV cameras linked to the existing city centre system and be monitored as part of that network. The identification of sites for CCTV cameras must be agreed by the Council.

All public parking provided should reach the “Secured Car Parks Gold Standard.

“Secured by Design” will be the expected standard for all residential units.

Microclimate

The development proposals should have regard to the impact upon microclimates to maximise use of the outdoor spaces. Public open space and landscaping should endorse and enhance microclimates and the soft landscape design shall respond to the existing and new microclimates within the new development.

Creating favourable microclimates.

Design that encourages a range of after work activities.

Street performance and cafés.

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Materials and Street Furniture

Materials used in landscaping and open spaces should reflect the overall quality of development and where appropriate integrate with the palette of materials in the surrounding area. This should not preclude a distinct palette of materials for Chatham Street that allows variety within generic family groups. A range of unit sizes and material textures should be used to reflect the uses of a particular area and these should be high quality, durable and robust, easily maintained, natural, and from sustainable sources. When choosing materials, life-cycle costs should be considered, i.e. initial capital costs against the longevity of the product.

Quality products (including signage and lighting) and the quality of environment in which they rest should not be compromised by poor siting, and street clutter should be kept to an absolute minimum. Options for the use of solar photovoltaics (PV) should be explored for lighting, signage and street furniture.

Temporary landscaping will be encouraged to mitigate the effects of construction and ensure short-term quality of environment, particularly for adjoining land users and early residents or other occupiers of the new development. It must form part of an integrated landscape strategy for the site.

The open space and landscape strategy for the site must secure the long-term maintenance of public space, landscaping, public art, lighting and street furniture. For example:

street furniture should be designed for the purpose for which it is intended and should be of a robust, vandal resistant and contemporary design that is easy to repair;

surface materials should have a durable and easily maintained finish;

tree and shrub species should be restricted to those that thrive in urban environments; and

there will be a presumption against the use of planters in the design of a soft

landscape. Where possible trees shall be planted within tree pits.

Formal Management

While design can reduce the level of management required, it is essential that development proposals include a management strategy to ensure the long-term maintenance of the open space provision. The strategy should include measures to avoid deterioration of environmental quality, respond to changing demands for open space, prevent and mitigate the impact of crime, and ensure the general upkeep and maintenance of the public spaces. Development proposals should clearly define areas of public and private space and these boundaries should be easily discernible by users of and visitors to the site.

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Formal landscape structure requiring management

5.9 Embracing principles of sustainability, including integration of land use and transportation

Sustainability is a comprehensive approach that needs not only to address landscape and greening issues, but also to provide support for the heart of Reading and the existing town centre at one level, address the integration of proposed built form levels of accessibility, and address the economic

longevity, ecological and environmental considerations.

Stewardship can not be separated from design. It is important that the proposals sustain the right blend of uses and activities and create a safe, attractive and friendly environment. Intensive land use should be promoted where accessibility by non-car modes is greatest, reintroducing Reading’s urban form, clearly identifying place and space within which there is pedestrian priority.

Integration of the public transport networks must be achieved given the site’s advantageous proximity to the railway station and existing bus routes and future potential light rapid transport networks.

Appropriate use of construction materials and building techniques must be adopted and wherever possible, the incorporation of renewable energy sources (eg solar power, wind technology).

Successful places adapt and so remain desirable places in which to live and work. Redevelopment will span at least one full

economic cycle. Successful masterplans acknowledge and accommodate change. Proposals need to be flexible and adaptable, at every level. All the stated principles will be important in developing a strong urban character for the development. Within this context however, it will be the detailed design of building and public realm elements within the masterplan which establishes the specific character and quality of the environment. Longevity of buildings both economically and physically will be encouraged.

The proposals should demonstrate how they address the Council’s guidance: “Sustainable Development – A Developer’s Guide – A checklist for good environmental building”

5.10 Maintainable and manageable solutions

Good design looks after itself. Active places have ‘built in’ security and surveillance and attractive places tend to be well looked after and respected by those that use them. However, additional measures should be incorporated into proposals to ensure the

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long-term quality of the Chatham Street environment. In particular, management arrangements for public space, service vehicles and rubbish collection should be included in final proposals.

5.11 Social inclusion

Access for all will be encouraged in the development of Chatham Street. Buildings and public open space should be designed to maximise physical accessibility. Central Government guidance “Planning and Access for Disabled People – A Good Practise Guide” and Reading Borough Council’s ‘Design for Access’ guidance should be followed ensuring buildings, streets and spaces are clutter free, clear routes are identified especially for the blind, and the impact of any changes in level are minimised.

A mix of tenures (i.e. rent and shared ownership) at both open-market and subsidised values will be sought, along with a range of commercial premises offering opportunities for a variety of users.

5.12 Creating local employment links

Local employment opportunities will be created for both short-term construction related jobs and in the longer term in the redevelopment proposals (including IT, local retail, bar/restaurant work, hotel, office and leisure jobs). Links with local initiatives, particularly the new Training and Employment Advice (TEA) shop and the Oxford Road SRB scheme should be established and built upon.

5.13 Financially viable development

It is expected that scheme proposals will be financially viable without public sector subsidy. There will be substantial ‘abnormal’ costs of development including the decking over the IDR, associated sub-structure and foundations, provision of public open space and affordable housing. The Council is mindful of needing to balance local requirements with site constraints and market conditions.

5.14 Partnership approach

Community Involvement

Reading Borough Council will require commitment from the developer to ensuring appropriate participation of the community in both the conceptualisation, and delivery of the development. Public consultation is required to promote understanding and interaction of the existing and new community in the ongoing development of the area.

Private Sector Involvement The Council recognises that to deliver its ambitious vision for Chatham Street will require a partnership working approach involving the public and private sectors. A private sector partner will be required to share the project risk, contribute development management expertise, a professional advisory team and provide access to development funding. These roles would complement the Council's existing land ownership and statutory responsibilities.

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Reading Borough Council and AMEC Developments Limited have entered into a 12 month exclusivity period which expires at the end of 2002. It is envisaged that during this period a development agreement will be entered into and a scheme masterplan devised. A planning application is expected to be submitted in early 2003 for a major mixed-use scheme. Subject to planning approval, construction is anticipated to commence in 2004.

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6. Planning Benefits and Infrastructure Provision

6.1 Planning Benefits and Infrastructure Provision

The Council wishes to maximise the development opportunities of the Chatham Street site and will seek to secure appropriate planning benefits through the planning process to offset the impacts of the scheme. These benefits will include the provision of necessary and relevant physical and social infrastructure and facilities related to the nature, scale and location of the development. This may be achieved by the development agreement between the Council as landowner and the developer, and/or a legal agreement between the Council as Local Planning Authority and the owners of the site under Section 106 of the Town and Country Planning Act. The policy basis for seeking a legal agreement under Section 106 is set out in the Reading Borough Local Plan and the Berkshire Structure Plan. In addition, conditions may be attached to the grant of planning permission to secure the provision of infrastructure and facilities.

An application for planning permission will need to address the provision of physical and social infrastructure in the following areas:

Traffic Management Measures – Developers will be expected to demonstrate an understanding of current and future traffic flows in the area of the development and beyond. They will need to produce a Traffic Management Plan to be agreed with the Council. Measures to improve the site’s linkages into the existing bus, pedestrian and cycle networks in Reading city centre, including access to the railway station, will be required. Provision of temporary short stay surface car parking following demolition of the buildings should be considered.

Permeability and accessibility – Development proposals should be devised that maximise permeability and accessibility. Where possible, vehicular access and servicing should be at basement level. Pedestrians should take priority at ground level.

Affordable Housing – Residential development on the site should include the provision of affordable housing in accordance with the relevant development plan policies and any relevant Supplementary Planning Guidance. The Council will expect the affordable housing to be provided through one or more of its housing association partners.

Provision of a New Public Square – Developers will be required to include a new large-scale public square within their development proposals.

Public Art – The use of public art to enhance new development is now widely accepted. Developers are strongly encouraged to include quality examples of public art within any scheme in accordance with the Council’s Public Art Strategy.

Landscape Enhancement – Developers will be expected to enhance the landscape quality of the site and surrounding area through the design,

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6. Planning Benefits and Infrastructure Provision


provision and management of a high quality landscape plan.

Streetscape Enhancement – The site offers considerable opportunities for the enhancement of the natural environment. Proposals should include streetscape improvement works to streets and areas in the immediate vicinity to Chatham Street to assist in the improvement of the streetscape area over a wider area.

Contribution to Local Employment Skills Pool/Training – The scale of the development envisaged on the site will create significant employment opportunities, both during the construction and operational phases. Developers will be expected to maximise the local benefits through working with the Training and Employment Advice Shop to establish appropriate training programmes with local colleges. The training programme should seek to develop a range of skills that are likely to be required by occupiers of the completed scheme.

Education Infrastructure – A contribution to local education provision will be sought directly related to the scale of residential development. The Council is currently undertaking a review of education provision in the area including the potential for re-siting Oxford Road Primary School.

Swimming Pool – The proposals for Chatham Street will contribute towards the implementation of the Cultural Strategy and emerging strategy for sports provision, including reprovision of swimming pool facilities.

Community Facilities – The developer should address the need for community facilities arising from the development including child care and health facilities. The provision of accommodation for the voluntary sector within the development should be considered to assist in meeting priority community needs.

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7. Implementation 7.1 Planning Application Requirements

Chatham Street is a key regeneration area which requires a comprehensive approach. This should be reflected in the planning application submission. Following pre-application discussion with the Council and agreement of a timetable for determination, an outline application would be submitted to establish the principle of a development proposal for the site. This should be accompanied by a variety of supporting documents, including a masterplan and an environmental statement (to be provided under the provisions of the Town and Country Planning (Environmental Assessment) Regulations 1999 as amended). Each phase of development will be subject to a detailed planning application. Further information is provided at Appendix 3.

7.2 Phasing Proposals

Given the scale of construction envisaged on the Chatham Street site, it is expected that development construction will be phased.

However, this should be part of an overall masterplan approach that sets out a vision for the whole site at project inception.

It is recognised that the specific nature and extent of the phasing programme must allow developers to bring forward schemes that mirror the economic climate, market demands and the construction programme of the time, based on an overall masterplan. Developers who bring forward individual building blocks will be expected to also implement public realm and landscape works concurrently rather than waiting until the overall scheme is completed.

The developer and their building contractors will be expected to minimise construction nuisance and disruption to local residents and businesses throughout the construction process. The developer will be required to produce a temporary Traffic Management Plan, to be approved by the Council, to show how the construction period will be managed. Developers and their contractors will be expected to apply best practice during all building works, the delivery of materials and the parking of contractor’s vehicles.

Contractors will be expected to work closely with the Council to ensure that such objectives are consistently achieved. Such impacts should be evaluated in the Environmental Statement.

7.3 Extent of the Developable Area

It is envisaged that the regeneration of Chatham Street will be followed by further phases of redevelopment working towards the overall regeneration and improvement of the western part of Reading city centre and adjacent areas.

7.4 Funding and Delivery

It is envisaged that the Council, as landowner, will work in a joint venture partnership with the preferred private sector developer to progress a redevelopment scheme for the Chatham Street site.

It is envisaged that institutional funding will back the regeneration of the Chatham Street area. The proposed scale, high quality and mixed-use nature of development, together

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7. Implementation

4. Policy Context


with the site’s prominent location, are likely to be attractive to the funding markets.

7.5 Delivering Local Economic Benefits

The scale of development proposed means that there will be considerable opportunities for benefits to flow directly through to the local community. The developer will be expected to work with the Council on a number of areas. These will include the following:

Forging links with existing regeneration programmes (including the SRB Programme for Oxford Road).

Identifying opportunities for short, medium and long-term employment generation, through construction programmes, and ultimately employment within the new facilities.

Helping to deliver training programmes related to the development opportunities and liaising with the Training and Employment Advice shop to co-ordinate this provision.

Considering ways of promoting new business start-ups and attracting these new companies to the scheme.

Developing estimates of the new jobs and expenditure that are likely to be created through the new development.

Vibrant urban quarter with thriving businesses

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Appendix 1. Relevant Local Plan Policies

Chatham St Regeneration Area4. Policy Context

POLICY NUMBER POLICY TITLE DESCRIPTION Employment Policy EMP2 Control of major development

throughout the Borough Developments with greater than 300sqm of B1 (office) floorspace that are not covered by other policies of the plan will normally be acceptable where it can be demonstrated that there will be no adverse impact on the transport network, housing supply or physical and social infrastructure. Planning benefits related to the nature, scale and location of the development should be provided to offset the cost of the proposals and benefit those living or working in or visiting the town.

Policy EMP3 Acceptability of employment development

Proposals for B1 (Office), B2 (Industrial) and B8 (storage and distribution) uses will be assessed against certain criteria. These include the environmental acceptability of the scheme, compliance with Council access and parking standards and the level of vehicular traffic likely to be generated.

Policy EMP9 Implementation of Mixed Use Development

The policy seeks to ensure that non-business elements of mixed-use developments are completed and available for use at the same time as the business space where appropriate.

Housing Policy HSG1 Housing provision and identified

sites Provision will be made for the development of about 5,250 dwellings between April 1991 and March 2006.

Policy HSG2 Affordable housing Council target of at least 2000 homes within the plan period. The ability of proposals to provide affordable housing and its scale and type will be established through negotiation.

Policy HSG5 Residential design standards Policy sets out criteria that should be taken into consideration in the design of new residential developments. These include the provision of play and open space, the creation of a safe and secure environment and compliance with Council car parking standards.

Policy HSG10 Housing provision for people with disabilities

The Council will seek that new residential developments meet the housing needs of disabled people. In larger developments an appropriate proportion of units should normally be specifically designed to be capable of adaptation to wheelchair housing.

Transport Policy TRN1 A Balanced Transport Strategy The Council wants to ensure that a balanced transport strategy is implemented, which restricts the use

of the private car and promotes public transport, walking and cycling.

Policy TRN4 Cycle Routes The Council promotes the provision of cycle networks throughout the Borough and encourages the provision of cycle facilities as part of major developments.

Policy TRN5 Cycle Parking The policy seeks to ensure that an adequate number of well-positioned cycle parking facilities are provided. Specification and provision of cycle parking will be in accordance with Council guidelines.

Policy TRN6 Pedestrians Safe and attractive pedestrian routes are promoted. Development that causes inconvenience or danger to pedestrians will be resisted. A barrier free environment is required by the Council and in achieving this appropriate lighting, signage and footways are required as well as parking for the disabled and the provision of unisex wheelchair accessible public lavatories.

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4. Policy Context POLICY NUMBER POLICY TITLE DESCRIPTION Policy TRN10 Provision of Car Parking The Council feels parking provision in the town centre should not be exceeded and they will not support

proposals which involve substantial expansion of such facilities.

Policy TRN11A Location of Development Development should be located where the need to travel is minimised.

Policy TRN11B Development and traffic Where the development proposal will aggravate traffic problems in the Plan area the Council will seek improvements from the developer.

Policy TRN12 Car parking The Council will normally apply the parking standards set out in appendix 9 of the plan.

Policy TRN13 Off-street servicing The Council will normally expect adequate arrangements for off-street servicing as part of all developments of non-residential development in the Borough.

Policy TRN15 Parking for people with disabilities For non-residential developments appropriately positioned parking places of an adequate size and number should be provided for people with disabilities.

Retailing Policy RET1 Development outside existing

shopping centres Policy sets out 9 criteria against which proposals for retail development outside of established shopping centres will be judged. These include being in an appropriate edge of centre location, accessibility by a choice of means of transport and making adequate provision for the needs of the elderly, parents and those with limited mobility.

Conservation and Urban Design Policy CUD4 Setting of listed buildings The Council seeks to preserve and enhance the setting of listed buildings by ‘appropriate control’ over

the design of new development in the vicinity of listed buildings.

Policy CUD12 Development impact on archaeological remains

Mitigation of the effects of a development on archaeological remains will be secured before planning permission is granted. Where appropriate this will have to be implemented prior to development taking place.

Policy CUD14 Standards of design in development

Sets out the general principles for good design of development. In general new development should exhibit a high standard of design and be compatible with the scale and character of the surrounding environment.

Paragraph 6.64 Heights of Buildings This supporting text sets out the Council’s stance on the development of tall buildings in Reading. Reading is a low rise town with a few exceptions of higher buildings that are found only in the town centre. Proposals for tall buildings will only be considered favourably where they are a visual asset, well designed, distinctive, located in appropriate positions such as on corners or to close views, thereby contributing towards the environment of the town centre.

Leisure Policy LEI3 The provision and improvement of

leisure and recreation facilities A contribution towards the provision or improvement of leisure or recreational facilities will be sought from those development proposals that increase pressure on existing facilities.

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4. Policy Context POLICY NUMBER POLICY TITLE DESCRIPTION Policy LEI6 New leisure facilities Proposals for the provision of new leisure facilities will be considered against a number of criteria.

These include the accessibility of the site by public transport and the level of traffic likely to be generated by the development.

Community Services Policy COM2 Healthcare Facilities Proposals for the provision of health services will be given favourable consideration. Policy COM9 Community facilities Favourable consideration will be given to development proposals for the provision of additional

community facilities.

Natural Environment Policy NE9 Environmental Implications The Council will have regard to the nature and extent of potential environmental impacts when

assessing development proposals.

The Town Centre Policy CEN1 Town Centre Conservation Areas The Council proposes to review and extend existing city centre conservation areas. A contribution is

expected from developers to preserve and enhance the character of such areas.

Policy CEN2 Housing in the Town Centre Development that involves the loss of housing in the town centre will not be permitted unless there are exceptional circumstances. Development will not be permitted where the nature and fabric of traditional town centre housing is threatened. Favourable consideration will be given to proposals for the provision of housing throughout the town centre. Contributions for environmental improvements to residential areas will be expected.

Policy CEN6 Town Centre Parking for Class B1 and A2 uses

Development involving Class B1uses, within the area covered by the proposals map inset, is required to meet overall provision of 50 square metres floor space. Development of large scale A2 uses in the town centre that are ancillary will be considered as B1 floorspace.

Policy CEN11 Town Centre hotels and visitor accommodation

Proposals for new hotels and other types of visitors’ accommodation in the town centre will be considered favourably by the Council.

Structure Plan Policy OS1

The Overall Strategy To seek sustainable development and improvement to the quality of life in Berkshire.

Policy LD1

Sustainable Development Account will be taken of the extent to which development is sustainable in its location and form; helps to conserve natural resources, including land, water and fossil fuels; and minimises the risk of pollution.

Policy LD5

Transport Considerations in Dealing with Development Proposals

The requirements of all users of transport will be taken into account, including the needs of the mobility handicapped.

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4. Policy Context POLICY NUMBER POLICY TITLE DESCRIPTION Policy BU1

Assessment of Proposals for Further Business, Industrial, Distribution and Storage Development

Permission will normally be granted where the proposal would aid urban regeneration, contribute to meeting the employment needs of the local population, meet the needs of existing firms in Berkshire or a particular type of business which would serve the local economy; taking into account pressures for housing development or transport problems.

Deposit Draft Berkshire Structure Plan Policy E1

Location of Employment Development

Town centres (including Reading) should be the principle locations for major office development.

Policy E2

Acceptability of Employment Development

Major employment development will be acceptable if it mitigates its impact on the demand for housing, labour and skills, achieves the objectives of high quality urban areas and is compatible with the transport infrastructure in the area.

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Appendix 2. Planning Application Checklist In addition to the correctly completed planning application form, the following information will need to be submitted to the Council:

1. A comprehensive masterplan showing the land uses and related landscaping, circulation and infrastructure proposals. Appropriate elevational drawings should also be provided. The relationship with adjacent areas should be fully demonstrated.

2. A planning statement showing which policies in the Local Plan and the Structure Plan and National Planning Guidance (PPGs) relate to the proposal and whether it is in accordance with those policies.

3. A statement showing how the proposal accords with any relevant Supplementary Planning Guidance issued by the Council ie. this development brief.

4. A summary of the advice given by the Council, and how the proposal accords with that advice.

5. A statement of reasons in support of the application.

6. Statements in support of the application as requested by the Council in pre-application advice, including:

Transport Impact Assessment;

Green Travel Plan;

Design Statement;

Affordable Housing Proposal;

Archaeological Assessment;

Ecological Assessment;

Tree Report;

Landscaping Proposals;

Sustainability Appraisal;

Environmental Statement (ES) including a socio-economic impact assessment;

Retail and Leisure Impact Statements;

Flood Risk Assessment; and

Disabled Access Strategy.

7. The developer’s proposals for public consultation on the proposed scheme and, where carried out, a statement of the method and results of that consultation and copies of correspondence. It is important that emerging development proposals for this landmark regeneration site have regard to the local community’s views and aspirations. Public consultation should form an important function both pre and post the submission of a planning application.

8. Details of the results of any consultations carried out with statutory

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Appendix 2. Planning Application Checklist


and non-statutory consultee organisations.

9. Where a legal agreement/planning obligation (for example a Section 106 Agreement or unilateral undertaking) is required before permission is granted, the following information is to be supplied:

The applicant’s proposed heads of terms of the legal agreement;

Copies of the “title deeds”;

In the event that there are any charges, mortgages or other securities secured on the land, the names and addresses of the Chargees/ Mortgagees/ holders of the security (since it will be necessary for any such to be joined as parties to the agreement and/or consent to its terms or execute a Consent to Dealing as appropriate);

An undertaking to pay the Council’s legal costs in connection with the

preparation of the legal agreement/ unilateral undertaking;

In the case of representation by solicitors, the relevant contact address and name of person dealing with the matter.

Pre-application advice can provide informal guidance on whether an application is likely to be successful, what information needs to be submitted in support of it and the likely timescale in which the Council will be able to make a decision. For large or complex development proposals it is considered good practice to carry out substantial pre-application discussions including public consultation and consultation with national statutory and non-statutory consultees before submitting an application. In some cases the Council may agree a timetable for the application with the applicant.

Preparation of a draft legal agreement needs to commence before or very soon after the application is submitted in order to meet the timetable. This can only happen if the applicant is able to supply the necessary information with the application and if the

agent and legal representative have already discussed the matter in some detail with a planning officer and the Council’s legal representative.

Major or more complex applications will be decided by the Council’s Planning Applications Committee (made up of elected Members of the Council). Before reaching a decision, the Committee will consider the planning officer’s recommendation and the comments received from consultees and third parties. Advice given by officers prior to and during consideration of the application must be on an informal and “without prejudice” basis pending formal consideration of the application by the Council.

The Council operates a Planning Code of Conduct.

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Appendix 3. Schedule of Listed Buildings Listed Buildings in the Vicinity of the Site

Greyfriars Church and Vicarage, Friar Street Grade I

81-95 Chatham Street (The Butler Public House) Grade II

101 Oxford Road, Roxborough House Grade II

104 Oxford Road Grade II

Holy Trinity Church, Oxford Road Grade II

118 Oxford Road Grade II

122 and 124 Chatham Street Grade II

139 and 141 Oxford Road Grade II

149-169 Oxford Road Grade II

171-177 Oxford Road Grade II

4 and 4a Howard Street, Kent House Grade II

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