How to respond to the Borough Local Plan and the Council's proposals for 650 extra houses

The Council have put together a worrying series of, town changing, proposals to build on valued greenbelt land near you. Of chief concern, is their move to allow 650 extra houses on greenbelt land in West Windsor/Oakley Green. Find out what the issues are and how to respond to the Borough Local Plan and the effects of the Council’s current plan for 650 extra houses near you.

650 extra new houses - Map of proposed area with orienting features. Original map per RBWM — 650 extra new houses – Map of proposed area with orienting features. Original map per RBWM

The WWRA recognises the need for suitable, extra, housing in the area that enhances the quality of life of new and existing residents and, we would welcome proposals that are appropriately framed and deliberately created to integrate with upgraded and adequate infrastructure & services.

However, we have valid concerns about the Council’s proposals, in particular, its proposal to build 650 extra houses on unsuitable land when better alternatives exist.

Overview of how to respond to the Borough Local Plan and the Council’s plan

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As an overview, here’s how to respond to the Council’s proposals to build 650 extra houses on greenbelt land near you in West Windsor/Oakley Green;

You can write, email or, complete “Representation Forms” on-line or by post – see below for more information
Always mention what your response relates to and, state your position i.e. I object to the proposal to develop or build houses the Green Belt Land on HA11 on the edge of West Windsor in Oakley Green
Set out the various reasons for your, say objection – you can also chose from our list below
Where possible, also note any other references e.g. from other legislation

NB You must ensure your comments are received by the Council by 5pm on Friday 13^th January 2017

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let’s get to work

How to respond by writing, email or, by completing “Representation Forms” on-line or by post

You can “have your say” in one of four ways and, in this section, we set out those four ways, give you step-by-step instructions for commenting “on-line” and, put at your fingertips various resources including checklists and documents to download.

So, let’s get to work.

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4 specific ways you can respond to the Council’s worrying proposals

Here are those 4 ways you can make your feelings know to the Council;

Online at http://consult.rbwm.gov.uk/portal/blp/blp/blp – for step-by-step instructions see paragraph below entitled, “How to tell the Council What you Think On-Line“
Email written comments to blp@rbwm.gov.uk
REPRESENTATION FORMS can be submitted by post or email (copies available to download below) to FREEPOST RBWM PLANNING POLICY or to blp@rbwm.gov.uk
Write a letter to RBWM Planning Policy, The Royal Borough of Windsor and Maidenhead, Town Hall St Ives Road Maidenhead SL6 1RF

Comments MUST be received by 5pm on Friday 13^th of January 2017

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How to tell the Council What you Think On-Line

For the tech savvy, here’s a quick guide to submitting your comments on-line

Click link/visit http://consult.rbwm.gov.uk/portal/blp/blp/blp
Click “Read and comment on document” icon
Click section links to read each section
Click “Add comments” icon on right hand side of the page, to add your comments
Add the comment “Re HA11” when referring to the proposal to build an 650 houses on the land in the image below

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Download forms and background information below including; Representation Forms; Continuation Pages; Copy of the BLP; other useful leaflets

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help create and shape a better Windsor for your children and grandchildren

Particular issues worth responding to i.e. stuff that’s bothering us

You can help create and shape a better Windsor for your children and grandchildren by making your comments on the Council’s proposals – they need thousands of us to do so.

Here are a range of issues worth commenting on – remember to refer to the Section numbers and, try and use some of the ideas but, express them in your own words.

Also, to find out about more “Worrying issues about the Council’s approach to the Borough Local Plan”, click here.

Anyway, here’s a list of some of the issues that need to be effectively dealt with by the Council – consider adding some of these to your letter or representation form when you contact the Council.

Table of issues worth responding to with references and language worth using

No	Issue	Areas for comment	Comsultation Policy Reference
1	Agricultural land	HA11 is good quality agricultural land which has been used for decades growning arable crops and which could still be used for agriculture, or horticulture or grazing as it is currently	6.8 Greenbelt Land 14.10 Trees, woodlands and hedgerows
2	Air pollution	In many areas of Windsor pollution already exceeds EEC guidelines. Air pollution will sinificantly increase on A308 and Dedworth Road. It is arguable that this could be an action open to challenge in the Courts	EP2, 15.10 Policy IF3 Sustainable Transport 4.f
3	Air pollution	A decade-long study of 6.6 million people, published in The Lancet, found that one in 10 dementia deaths in people living within 50 metres of a busy road was attributable to fumes and noise. Given traffic congestion that will result on our major urban roads, this development is likely to contribute further to cases of dementia in the area – http://www.thelancet.com/journals/lancet/article/PIIS0140-6736(16)32399-6/fulltext	Policy EP 2 13.4 Air pollution
4	Alternative sites	It is important to recommend alternative sites which could either, take more housing particularly, truly affordable homes or provide alternative uses such as open space
5	Alternative sites	Alternative sites MUST be considered before using Greenbelt Land including brown field sites, empty office blocks, empty shop units, Crown Estate land etc.. i
6	Alternative sites	As the Council is able to compulsory purchase land, including Crown Estate land because it wil be in the public interest, RBWM should reasearch, consider and nominate other land that they do not own for this purpose
7	Alternative sites	Alternative sites with a reduced impact on green belt could include; • Further examination (further rounding off exercise) of Crown Estate Land, which is part of the established settlement of Windsor, with a view to a compulsory purchase • Site adjacent and to the West of Broom Farm; can improve access by widening Tarbay Lane • Noting Combermere Barracks for future housing • Changing the emphasis to housing, rather than commercial and housing, on the triangle site between M4 and A 308M and A330
8	Alternative sites	Use a smaller site for smaller impact. Make the site a Community Land Trust to ensure housing is Council Housing is truly available and sustainably affordable
9	Biodiversity	Effects on wildlife, woodland, habitats, ecosystem, Tree Preservation Orders (TPOs)	NE1 NE3
10	Council services	The Council already seems to be understaffed and, often ineffective. This will add to the problem
11	Drainage & sewerage capacity	There are already problems with inadequate drainage.	IF6
12	Drainage & sewerage capacity	There is significant, and major, underground pipework under the site south of the A308	15.16 Policy IF6 Water Supply and Sewerage Infrastructure
13	Drainage & sewerage capacity	Ham island sewage works is already over capacity with no indication of when it will be upgraded to deal with organic growth in Windsor let alone “major” developments such asthis or the effects of incremental developments such as the Medina Dairy development	15.16 Policy IF6 Water Supply and Sewerage Infrastructure
14	Emergency services	Fire tenders often travel from Slough to Windsor because of the existing congestion and speed humps. With the extra traffic, this will leave Windsor and West Windsor vulnerable to to emergencies. The existing small fire facility needs to be substantially expanded; to allow crews to be permanently sited in Windsor (with their health, well being, dignity and training needs catered for); to allow multiple tenders and other vehicles to be “safely and appropriately and effectively” sited and maintained in Windsor to facilitate attending emergencies. However, traffic congestion will invalidate effective responses so, an extra 650 houses should not be built	15.1.1 15.1.2 15.2 Infrastructure Delivery Plan
15	Emergency services	Is there sufficient police presence for the increasing number of houses, people and related social aspects, noted in the Infrastructure Delivery Plan?	15.1.2 15.2 Infrastructure Delivery Plan
16	Flooding and surface water	There is already a history of flooding in the area. The loss of drainage and soil absorption of water will exacerbate flooding risks. Three years ago, the water table was at risk of rising above ground level in the area (Mill Lane)	NP3
17	Garden centre: Loss of public amenities & community asset	Each garden centre is imprtant to the community in different ways; Wyevale more for parents with young children and families from Army Estate; Squires especially with our increasingly ageing generation improving mental health and social well being and delaying the onset of dementia and improving integration and independent living for longer periods of time. This saves social service budget immeasureable amounts of time. Removing key amenities whilst increasing the need for these facilities with 650 families seems counter intuitive to say the least. Each of these garden centres should be designated as Community Facilities by the Council and, the Council should undertake a “needs assessment”.	15.4 Policy IF1 Community Facilities
18	Green belt development	Council were elected to protect green belt. The Council have failed to keep their promises. This is not acceptable	SP1 5.5
19	Green belt development	Protects HA11 acts as a Green Belt Buffer to, inter alia, give a better ambience to a main entry point into Windsor and acts to create distinct communities with separate social identities i.e. it prevents urban sprawl	NPPF S9 para 79 to 92
20	Health	GP Surgeries are already at or beyond capcity in local areas in particular, there is only one doctors’ practice in West Windsor. The noise from the development will have a negative influence on cardinal Clinic which, as an increasingly needed facility to meet mental health needs, requires peace and quiet	Spatial portrait. 3.4.6 & 3.4.7
21	Health	Inability to attract sufficient GPs so, we need affordable housing suitable to attract and retain GPs in the area
22	Heritage	Will impact the Old Farmhouse – Grade II listed building	HE1, HE2, VT2
23	Housing issues	For housing to be affordable, with the increases in commercial rents and house price increases, only the Council should be allowed to build and expand it’s own Council Housing stock. Commercial developments should not be allowed
24	Housing issues	Doesn’t adequately address the need to provide for accomodation for Key Workers including teachers, GPs, emergency workers..	7.7.5 Affordable housing
25	Housing issues	60% should be affordable to alleviate the pressures on HMOs, travel times for commuting workers and, free key workers from housing pressures.	7.7.5 Affordable housing
26	Housing issues	Few ordinary residents or even professionals, such as GPs) can afford local prices, especially in attractive Windsor. This will be exacerbated by commercial pressures if the majority of local housing stock is open to the vagaries of market forces. The Council should invest in a range of housing, and in sufficient quantity, to secure stock at affordable rents rather than being subject to property price increases	7.7.5 Affordable housing
27	Housing issues	There is insufficient land in the HA11 to allow for both extra housing and replacement facilities that will suffice for the new residents and the existing residents especially as you are removing pre-existing facilities (Garden Centres)
28	Leisure facilities	Windsor Leisure centre is already beyond capacity – it is impossible to book even 10 days ahead for certain activities	IF2
29	Loss of local employment	The garden centresplay an important role in providing employment, including for people with disabilities	ED1 Quality of place 6.10.2.2
30	Parking	Residents around the Dedworth Road already experience road traffic and logistical issues due to a lack of parking. Adding extra traffic is likely to exacerbate the situation	15.10 Policy IF3 Sustainable Transport 4.b
31	Parking	Will there be available parking for two to three cars per household PLUS visitor spaces? If not, the area will be over congested	15.10 Policy IF3 Sustainable Transport 4.b
32	Political context	Other government measures, e.g. garden villages etc, to take the pressure off
33	Political context	This proposal will render useless key features and wishes of the community driven Neighbourhood Plans for Windsor & Bray. It will frustrates the intentions of the Localism Act	Contradiction of the parol evidence rule
34	Schools	Schools in the area are already beyond capacit and, space for expansion on existing school sites is very limited and is unlikely to meet the additional need.	Spatial portrait. 3.4.8 & 3.4.9
35	Traffic	Maidenhead Road & Dedworth Road already experience traffic congestion. Together with other developments, around 1,000 extra dwellings will feed into the A308 and Dedworth Road adding further to parking, traffic congestion and pollution issues. Road widening would not work because of the lack of available land and the creation of bottlenecks at the roundabouts feeding on to the relief road and the Maidenhead Road towards Oakley Court.	IF 3 SP7
36	Traffic	With pre-exisiting traffic congestion and pollution issues in the area, and dog walkers crossing busy roads, construction traffic will increase pollution, congestion and possibly road traffic accidents	EP2, 15.10 Policy IF3 Sustainable Transport 3

Remember, select some or all of the issues noted and reflect your concerns as best you can, using your own language, and referring to

We must respond to this once-in-a-generation chance

Conclusion

We must respond to this once-in-a-generation chance to shape the future of Windsor for our children and grandchildren.

Tell your neighbours, email your friends but, make sure you respond to RBWM’s Planning team by 5pm on Friday, 13^th January 2017

join us – we could use people like you

On behalf of the WWRA, I wish you a holy, happy and prosperous New Year.

Onwards and upwards,

Wisdom Da Costa

PS If you like what you hear, join us – we could use people like you – click here for more information on how to join the West Windsor Residents Association

Credits

I would like to thank the following people and organisations for their help in preparing this post

Roddie Ball
Kevin Chapman
Carole Da Costa
Richard Endacott
John Holdstock
Oakley Green & Fifield Residents Association
Mike Sullivan

Disclaimers

This initial draft post may change with editing
The WWRA can accept no liability for errors in the copy or references above