Meadway Centre Planning Brief - Reading
DRAFT PLANNING BRIEFfor theMEADWAY CENTRE Adopted November 20131
DRAFT PLANNING BRIEFfor theMEADWAY CENTRE Adopted November 2013Contents1. Introduction32. The Site and its Surroundings43. Policy Context104. Vision115. Development Principles126. Development Options207. Implementation22Appendix 1: Relevant Development Plan Policies24Appendix 2: Extract from Adopted Proposals Map26Appendix 3: Results of Consultation on Land Uses27Appendix 4: Secured by Design Key Points29Appendix 5: Summary of Advice from Thames Valley Police Crime Prevention Design Advisor302
DRAFT PLANNING BRIEFfor theMEADWAY CENTRE 1.Introduction1.1The Meadway is a district centre located inWest Reading. The centre is split into twoparts. The northern part of the centre is apurpose-built precinct opened in 1967,containing retail and leisure uses and anumber of flats, with an area of carparking. The southern part of the centre ismade up of an Asda superstore and its carpark. The precinct is now dated and inpoor condition, as well as being physicallyunappealing and failing to make the most ofits location in design terms. The Asdastore, whilst not necessarily being in asurgent need for regeneration as theprecinct, nevertheless represents animportant opportunity for providing acomprehensive development of this DistrictCentre.1.2The overall strategy for the Boroughinvolves a focus on a network and hierarchyof identified centres, of which the Meadwayis one. As well as being a location for asignificant range of local services andfacilities, including retail, leisure andcommunity provision, such centres shouldbe places for people to live.Adopted November 20131.3In recent years, there has been someinterest in full or partial redevelopment ofthe Meadway precinct. Given theimportance of the district centre locationfor the local area, it is important to setdown the broad principles for the form thatsuch development should take. Thepurpose of this Planning Brief is thereforeto ensure that beneficial development atthe Meadway takes place that makesmaximum contribution to the local area.1.4The Brief was adopted on 20th November2013. It provides guidance whichsupplements policies in the Core Strategy(adopted 2008) and Sites and DetailedPolicies Document (adopted 2012) andshould be read in conjunction with thosedocuments.3
DRAFT PLANNING BRIEF2.for theMEADWAY CENTRE Adopted November 20134The Site and its SurroundingsDescription of the SiteThe Meadway is a district centre located onHoney End Lane in West Reading, close toProspect Park. It is approximately 3 kmwest of the centre of Reading, and 3 kmfrom Junction 12 of the M4. Figure 1 showsthe location of the site. It serves aresidential area around the streets of HoneyEnd Lane, the Meadway, Cockney Hill andUsk Road.2.2The centre comprises two parts:A purpose built shopping precinct basedaround a central courtyard, withapproximately 30 shop units, flats abovethe shops and car parking to the sideand rear;An ASDA superstore with car parking tothe rear.These two parts are in separate ownerships,which gives rise to challenges in terms oflinking the sites together.2.3 Crown Copyright. All rights reserved. Reading Borough Council. Account No. 100019672. 20122.1Basic information about the site is below:Address:Honey End Lane, Reading, RG30 4AAWard:NorcotGrid Reference:SU683727Site Area:3.0 haFreeholders at2013:Chillingham Ltd (Meadway Precinct) andBarrett Estate Services Ltd (Asda site)Figure 1: Location of the Meadway Centre
Crown Copyright. All rights reserved. Reading Borough Council. Account No. 100019672. 2012Site boundary5Adopted November 2013MEADWAY CENTRE for theDRAFT PLANNING BRIEF
DRAFT PLANNING BRIEFfor theMEADWAY CENTRE Adopted November 20136History of the SiteHistoric maps of the Borough show that theMeadway centre site (“the site”) was anarea of parkland linked to Prospect Park upto the late 19th Century.2.5The Prospect Park brickworks wereestablished at the end of the 19th Century,on the site now occupied by the recentdevelopment of Chimney Court, one of anumber of such brickworks that made upone of the key industries for which Readingwas known. The brickworks were on theopposite side of Honey End Lane from thesite, although this part of the road did notexist before the development of theprecinct. Excavations associated with thebrickworks started pushing into the site inthe early 20th Century, and by the 1930smost of the site was covered by theseexcavations. This is the reason for theunusual topography of the site.2.6Figure 2 is a historic map of the area fromthe 1930s, before most of the surroundingdevelopment took place. At this point, thesite was very much on the edge of theurban area of Reading. However, most ofthe surrounding residential streets weredeveloped by the end of the 1950s, leadingto a very different character for the areaover a short period, and bringing the siteinto Reading itself. Crown Copyright. All rights reserved. Reading Borough Council. Account No. 100019672. 20122.4Prospect Park Brick Kiln(source: www.historypin.com)Figure 2: The site and surrounding area in the 1930s
DRAFT PLANNING BRIEFfor theMEADWAY CENTRE 2.7The Meadway precinct itself wasconstructed slightly later than most of thesurrounding residential, in the 1960s, andopened in 1967. The development of theadjacent site now occupied by Asda tookplace slightly later again than the precinct,in the 1970s.2.8The area of woodland to the northwest ofthe centre was originally part of StonehamCopse, a larger woodland encompassing thearea now covered by the middle part ofSevern Way and Walmer Close.2.9Since the construction of the centre,various developments have taken place inrecent years, including the redevelopmentof the brick kiln (the last such kiln inReading to be demolished) for residentialuse, and some infilling in surroundingresidential areas, e.g. along Cockney Hill.Adopted November 20132.10Little development has occurred at theMeadway Centre itself in recent years.However, it has been subject to a numberof development proposals since 2000. In2000 and 2001 there were a string ofapplications1 for a new retail unit on thecar park site, which would have compriseda Lidl store of between 1,000 and 1,500 sqm at the rear of the precinct. Theseapplications were either withdrawn orsubject to appeal against nondetermination (and the appeal subsequentlywithdrawn).2.11More recently, a planning application(05/01183/FUL) was submitted in 2005 thatwould have resulted in an additional 1,500sq m of retail, 39 additional residentialunits and refurbishment of the existingprecinct. However, this was refused for avariety of reasons, including that it was apiecemeal and poorly-designed solutionthat did not make the most of theopportunities available to enhance theprecinct, and concerns about the level ofparking. A subsequent appeal waswithdrawn. A fresh application wassubmitted in 2007 (07/00044/FUL) for anadditional 1,385 sq m of retail and 34 flats,but this was withdrawn after insufficientinformation was submitted.100/00241/FUL; 00/01322/FUL; 01/00097/FUL; 01/00101/OUT;01/00270/FUL71968 photos of the precinct. The site now occupied byAsda was not yet built and can be seen behind the carpark on the bottom photo.
DRAFT PLANNING BRIEFfor theMEADWAY CENTRE Adopted November 20138Figure 3: Characteristics of the Site and Surroundings Crown Copyright. All rights reserved. Reading Borough Council. Account No. 100019672. 2012100/00241/FUL; 00/01322/FUL; 01/00097/FUL; 01/00101/OUT;01/00270/FULCharacteristics of the Local Area Physical2.12The area around the Meadway centre isprimarily residential in nature, with somesites in community use including ProspectCollege, St Michaels Primary School andProspect Park Hospital. Prospect Park, oneof Reading’s most important and historicopen spaces, is also nearby, with anentrance onto Honey End Lane just south ofthe Meadway Centre.2.13The woodland to the rear of the centre,part of the old Stoneham Copse, is coveredby a variety of wildlife, landscape and treeprotection designations. It forms part ofthe wider West Reading Woodlands, whichis a chain of small woodlands running southeast to north west through much of westReading. Whilst important in its own right,it is vital as part of this green network.
DRAFT PLANNING BRIEFfor theMEADWAY CENTRE Characteristics of the Local Area – Socialand Economic2.14The area around the Meadway centre ismixed in terms of socio-economiccharacteristics. Some areas have noparticular deprivation issues, but there arealso pockets of some of the highest levelsof deprivation in Reading, e.g. Usk Road,Dee Park and Coronation Square. Particulardeprivation issues are education, trainingand skills, health and income2.2.15According to demographic information, thepopulation of the three wards covering themajority of the area served by the Meadwaycentre (Norcot, Southcote and Tilehurst) isexpected to increase by 3.6% between 2011and 2015. This is slightly less than theoverall forecast population increase forReading Borough (3.9%). Most of thisincrease will take place in the Dee Parkarea due to a Homes and CommunitiesAgency-funded residential developmentwhich is currently underway.2Deprivation can be measured using the Indices of MultipleDeprivation, published by the Office of National Statistics. The mostrecent version dates from 2007. Each geographical area is given adeprivation score, based on various measures, and areas in Englandcan then be ranked in order of deprivation. The lowest-level areas forwhich information is available are Super Output Areas (SOAs), and theapproximately 32,000 SOAs in England can then be ranked.Adopted November 20139
DRAFT PLANNING BRIEFfor theMEADWAY CENTRE 3.Policy Context3.1This Brief provides site-specific guidance forthe Meadway Centre, but forms part of awider planning policy framework for thearea, and should be read in conjunctionwith the other documents within thatframework.3.2This Brief is a Supplementary PlanningDocument (SPD), meaning that itsupplements and expands upon higher levelplanning policies. A SPD should thereforebe linked to a ‘parent’ policy in adevelopment plan. The two main policiesthat this Brief supplements are thereforepolicy CS26 (Network and Hierarchy ofCentres) in the Core Strategy, adopted in2008, and policy SA15 (District and LocalCentres) in the Sites and Detailed PoliciesDocument, adopted in October 2012. Thetwo policies are set out in full in Appendix1, which also includes more detail on theplanning policy context. The main messageis that this is an important district centre,in an accessible location, that will beappropriate for a significant developmentincorporating a wide range of uses.3.3Adopted November 2013However, the Brief also links to a number ofother policies. The relevant policies for theMeadway Centre can be summarised into alist of main policy principles, set out below.These are expanded on in more depth interms of how they relate to the site in theDevelopment Principles section.1Land Use234Layout &Design56Transport x 2 shows an extract from thesubmission Proposals Map, showing the sitespecific planning designations that affectthe Meadway area.Development should result in an expanded, rather than contracted, offer of centre uses such as retail,leisure and community uses, retaining a strong retail character (CS26, CS27, CS31, DM13, DM15, SA15).There should be no loss of housing (CS17), and should preferably be an overall increase in centres (CS26,DM13).Housing will include an appropriate element of affordable housing (CS16) and will be built to LifetimeHomes standards (DM5).High quality design emphasising safety, quality public realm and permeability (CS7) and protectingresidential amenity (DM4).Intensity of development reflecting accessibility and character, meaning that a district centre locationcould be developed relatively intensely (CS4, DM15).Development should be sustainable in nature, and should reduce its effects on, and adapt to, climatechange (CS1, DM1, DM2).Safe access, and no new access points onto Honey End Lane (DM12).Promotion of travel by sustainable modes (CS22, CS23, SA14).9Adequate levels of car parking (CS24).Protect areas of biodiversity importance, and seek opportunities to link areas of importance into a green10network across Reading (CS36, DM17).11 Existing important trees will be retained, and additional trees planted (CS38, DM18).12 Maintain the character of Major Landscape Features (CS37).Effects on pollution levels, and effects of pollution levels on proposed uses, will need to be mitigated13(CS34, DM19).Development should contribute to social inclusion (CS3) and mitigate its effects on the need for14infrastructure (CS9, DM3).
DRAFT PLANNING BRIEFfor the4.Vision4.1The vision for the Meadway is set outbelow:MEADWAY CENTRE Adopted November 2013The Meadway Centre will be developed to provide a high-quality, thriving and inclusive districtcentre for this part of West Reading. It will serve a number of vital different, butcomplementary roles:It will provide a widened range of services and facilities for the local community;It will act as a much-needed community hub for the local area, providing somewherethat local residents can meet, and serving all residents of all ages;It will be a desirable place for people, including families, to live;It will be easy and safe to move around for pedestrians, including people withdisabilities, and will connect well to the surrounding areas by all modes of transport,including foot, cycle and public transport;It will be designed and laid out in a way that attracts visitors, connects well to itssurroundings, provides high-quality public realm and is sustainable and durable; andIt will take any opportunities to help to address deprivation issues within the local area.Redevelopment and regeneration of the Meadway Centre is an important objective for thelocal community and for the Council. To that end, the Council will work positively andproactively with any landowner or developer seeking to progress a proposal that will improvethe way that this site serves its local community and which fulfils the vision and principles forthe site.11
DRAFT PLANNING BRIEFfor theMEADWAY CENTRE 5.Development Principles5.1This section summarises the maindevelopment principles that should betaken into account in developing the site,whether for a comprehensive or a morepartial development. Figure 4 (end of thissection) illustrates some of these principlesin map form where it is useful to do so.5.2Amount of Development1. This Brief does not place any specificlimit on the amount of floorspace thatcould be accommodated on the site.The overall planning strategy forReading includes district centres as animportant location for futuredevelopment. In addition, an increasein overall floorspace may be required tomake a development of the site viable.Where an increase of floorspacecomplies with the principles in thisdocument and other policies, it will beappropriate.5.2Land Use2. This is an identified district centre, andthere should therefore be a wide mix of‘centre uses’3 on the ground floor of the3‘Centre uses’ are defined in the Sites and Detailed Policies Documentparagraph 7.1.5 as being those uses within use classes A1, A2, A3, A4, A5,C1, D1 and D2, as well as those uses within ‘sui generis’ that are typicallyfound in centres.Adopted November 2013site, in particular on key frontages.There should be no reduction in theoverall diversity of uses and units. Usesshould include retail, leisure andcommunity facilities. A strong emphasison retail would need to be retained,with, as an indication, at least 50% ofthe frontage to the main public areas inA1 retail use.3. Uses such as cafes and banks and similarservices have been identified as key usesto include where possible. Whilstplanning has little control over theoccupiers of shop units within thecentre, there has been a large responseto the Options Consultation specifyingthe types of occupiers that local peoplewould wish to see. Appendix 3 containsthe answers to this question, which maywell be of use to inform any futuredevelopment.4. Retention of some shop units for smallerretailers is important to ensure diversityof units and to retain as wide an appealas possible. It will also potentiallyenable existing occupiers, who havebuilt up strong local customer bases, toremain within the Centre, which was amessage which emerged stronglythrough public consultation.125. The Meadway Centre, as an accessibledistrict centre, is an appropriatelocation for an intensification of usesincluding housing. A net increase inresidential is sought on the site. At thevery least, there should be no netreduction in residential, either in termsof number of residential units orfloorspace. There should also beretention of some residential units of asuitable size for families.6. Redevelopment should make provisionfor affordable housing, in line with theCouncil’s adopted policies (currentlyCS16 in the Core Strategy fordevelopments of 15 or more dwellings,or DM6 in the Sites and Detailed PoliciesDocument, as supplemented by theAffordable Housing SPD, for smallersites).7. All housing should be built to LifetimeHomes standards, in line with theCouncil’s adopted policy DM5 in theSites and Detailed Policies Document.
DRAFT PLANNING BRIEF5.3for theMEADWAY CENTRE Layout and DesignLayout8. The centre should function as a singleentity, with much improved linkagesbetween key elements. This is clearlyeasiest to achieve with a comprehensivedevelopment of the whole Centre.However, if a comprehensive scheme isnot possible, development on either theprecinct site or the Asda site must beorientated and designed so that theconstituent elements function togetherin a way that benefits the whole Centre.9. The Centre should be arranged around anew public space. The fact that theCentre has a courtyard at its core ispopular with many local residents, evenif the specific way it is arranged, facingaway from other public areas, is notideal. This does not necessarily need tobe a sizeable area of open space, but itshould serve as a focus for the Centre,providing attractive public realm,connecting well to all parts of thecentre as well as surrounding streets.Such an area will also be capable ofproviding an area for some communityevents. The public realm should includeexternal seating.Adopted November 201310. The precinct currently turns its back onthe Asda store and the main approachfrom the car park and Honey End Lane.This should not be the case in futuredevelopment schemes. Key activefrontages should face onto the publicrealm and Honey End Lane. In the eventthat only the precinct part of the centrecomes forward for redevelopment atone time, active frontages should alsoface the Asda site, to ensure thatlinkages are improved.Landscape11. The principles in the Council’s TreeStrategy will need to be adopted andinclude tree planting within the design,with consideration given to species (interms of climate change, form, size) andtheir long-term retention (availablespace above and below ground, qualityof rooting environment, maintenanceand aftercare). Tree planting should beincluded throughout the site to improvethe overall appearance and quality ofthe scheme, but with the followingpriorities:Within an area of open space at theheart of the centre;On the Honey End Lane frontage;13Along the landscaped strip at thesouth of the site;Within the main car parking area(unless this is not possible due to, forinstance, deck parking).12. Landscaping will need to be consideredat an early stage and incorporated aspart of the new layout. Incorporation ofgreen elements in particular will helpavoid creation of a bleak urbanenvironment similar to the currentprecinct, as well as helping to adapt toclimate change and improve health.
DRAFT PLANNING BRIEFfor theMEADWAY CENTRE Adopted November 2013Density a
DRAFT PLANNING BRIEF . for the. MEADWAY CENTRE Adopted November 2013. 10 3.1 This Brief provides site-specific guidance for the Meadway Centre, but forms part of a wider planning policy framework for the area, and should be read in conjunction with the other documents within that framework. 3.2 This Brief is a Supplementary Planning
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