MARSH MEADOW COOKHAM
Planning Application (00/35904) for Car Park
Supporting Statement July 2000
(19 August 2000)
Cookham.com would like the Royal Windsor and Maidenhead Borough Council for allowing us to reproduce copies of the Baptie Plans for the proposed Marsh Meadow Car Park.
Table
of Contents
1.
Introduction
2. The Cookham Car Parking Package
Local Plan Policies GB1 and GB2
Design
Criteria for the Car Park
4.
The Planning Application in Detail
NB If you wish to look at the Appendices referred to in this document they are available at the Royal Borough of Windsor and Maidenhead, Aston House and the Cookham Parish Council, Elizabeth House.
Click here for Cookham Village Parking Consultation Document
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Cookham Car Park Planning Considerations
1.1.This report supports the planning application submitted by The Engineering
Division of The Royal Borough of Windsor and Maidenhead for:
A 90 space public car park at Marsh Meadow Cookham and
The removal of the existing National Trust car park at Cookham Moor and restoration of the land.
1.2. The relevant Council report and minute is at Appendix D
1.3. The application site is identified on drawing No.C-CS-017. The proposals
are shown on drawing BPM 014001/12.
1.4.This report addresses the planning policy issues raised by the application,
specifically the local plan policies relating to development in the Green Belt; design and landscape
impact; Cookham High Street Conservation Area; and policies for Cookham.
2 The Cookham Parking Package
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2.1.The car park planning application forms one element of a package of measures aimed at improving the character and appearance of Cookham Conservation Area end securing parking provision to serve both the village and adjoining countryside for recreational use.
The packages main elements are:
i. To relocate existing parking provision to Marsh Meadow, for use by recreational visitors, long-stay shoppers and workers.
ii. National Trust Car park to be removed and the Moor returned to its original condition;
iii. Review of on-street parking for residents and short-stay shoppers and visitors;
iv.Sutton Road car park to be better managed to make the best use of the space available.
2.2.The key components of the car park application are:
i. 90 car parking spaces including six disabled bays;
ii. Provision of an access road to the B4447, across Cookham Moor.
iii. Removal of the existing National Trust car park on Cookham Moor.
iv. Extensive soft landscaping to screen car park from important views across
the river and the Moor;
v. Easy access on foot to the river and to the village
vi. Use of natural materials appropriate to the semi-rural setting, such as
gravel and timber;
vii. Low-key lighting to allow evening use;
viii. Crime prevention measures.
2.3.The National Trust car park is situated in the Cookham High Street
Conservation Area. It detracts from the appearance of the Conservation Area, by
reason of its inappropriate location in the centre of the Moor, surface
appearance, lack of landscaping and impact on Wildlife Heritage Site. The layout
is poor and no screening is provided to mitigate visual intrusion.
2.4 The car park will be complemented and supported by a review of a waiting restrictions in High Street and School. A local consultation is underway on options for residents' parking and limited waiting. The aim is to encourage long-stay shoppers, workers and visitors to use the car park, freeing up on-street parking for residents and short-stay shoppers during the day.
2.5.The management of Cookham's other public car park, which is 24 hour, free facility in Sutton Road, is under review, with the aim of making the best use of the 18 spaces available for short-stay parking.
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photo by Jeremy Wilson
3.1
The site lies on level ground in the southeast corner of Marsh Meadow,
approximately 300m from the River Thames. To the south it is separated from
Cookham Moor by a mature hedgerow and ditch which form the field boundary.
Public footpath No 41 runs east-west on the south side of this boundary.
To the east are the side and rear garden of Guise Cottage and the fire station.
Public footpath No. 39 runs north south through the middle of the site. Both
link in to the Thames Path National Trail. There are two permitted paths in the
vicinity, which will be diverted by agreement with the landowner to suit the new
layout.
3.2.The site is currently grassland separating Cookham village from the Pound. It is bisected east-west by the B4447, and the Causeway. The Fleet watercourse runs north-south approximately one-third from the western end, with the National Trust car park directly adjacent to it. A farm track leads from the car park into Marsh Meadow. The car park has an open aspect and is unsurfaced. There is a second farm track 110m to the east running north-south from the field boundary to the B4447.
3.4.The Moor falls within the Conservation Area and the Green Belt.
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photo by Jeremy Wilson
3.5.The National Trust car park, which can accommodate up to around 80 cars, is
well used by visitors to the riverside, particularly in the summer months.
Shoppers and workers do not tend to use it, probably due to the perceived
distance from the High Street and lack of a suitably surfaced footpath. The NT
car park is considered to be an unfortunate use for what is an important and
historic piece of land in the middle of the Conservation Area, particularly as
it is not screened or otherwise softened. It detracts from the character and
appearance of the Conservation Area.
3.6. The RBWM Local Plan clearly identifies the inadequacy of public off-street parking in Cookham village (Paragraph 7.6.7) and a number of options have informally been considered over recent years and rejected for various reasons. The Marsh Meadow site represents the best opportunity to remove the existing car park and reinstate the moor, thereby preserving and enhancing the character and appearance of the Conservation Area, whilst providing a facility which can be equally well used by drivers visiting the village or the riverside, since it is close to both destinations.
Local Plan
Policies GB1 and GB2
3.7.The use of the Marsh Meadow car park will be partly for outdoor recreation.
and partly for general parking serving the village. It has , in part, to
be considered an in appropriate use in the Green Belt, for which very special
circumstances must be demonstrated.
3.8.The very special circumstances justifying development are as follows
i. It replaces an inappropriately sited facility (the NT car park) bringing not inconsiderable benefits to the amenity and ecological value of the Moor, in line with RBWM Local Plan Policy N4 Common Lands, Village Greens and Ponds.
ii. It allows the restoration of NT car park site to its original condition, thereby significantly improving the appear
ance of the Conservation Area and contributing to preserving and enhancing the character and appearance of the Conservation area.iii. This is a like for like replacement - the capacity and scale of the proposed and NT car parks do not differ significantly (80 spaces/1800mē existing facility, 90 spaces/2100mē proposed facility).
iv. The new location is as convenient for outdoor recreation as the NT facility. It is more convenient for general village use.
v. The RBWM Local Plan iden
tifies the serious inadequacy of present parking facilities in Cookham to meet the demands from short-stay shoppers or visiting tourists. No suitable sites for a new facility have been identified within the village envelope.vi. Lighting is an essential comp
onent to achieve modern standards of car park safety and security and allay the fear of crime.
The very special circumstances outweigh the presumption against development in the Green Belt and mean that proposals can be allowed under Policy GB1 of the Royal Borough of Windsor and Maidenhead Local Plan.
3.9.The proposed design would have less impact on the openness of The Green Belt
than the existing NT facility, being well screened from all viewpoints. Materi
3.10.The proposed site (excepting the access road) lies outside the Conservation Area. By removing the inappropriately sited NT car park, the pol
icy's prime objective of preserving and enhancing the Conservation is met. The access road is an upgrade of the existing farm track to minimum highway standards; in order to minimise its visual impact on the Moor.
3.11.The Council is accutely aware of the difficulty of providing a car park in
what is a rural location on the e
3.12.The car park has 90 spaces, compared to approxim
ately 80 spaces in the NT car park. This allows for the potential loss o spaces behind the War Memorial, on which residents are being consulted separately.3.13. In The course of developing the scheme, advice has been sought from The Police Crime Prevention Design Advisor, RBWM Tree and Landscape Officer and The Environment Agency.
3.
i. Policy N1 Areas of Special Landscape Importance (Marsh Meadow) and
ii.
Policy
N2 Setting of the Thames (Marsh Meadow and the Moor) The car park will be
well-screened, using native hedgerow planting, to safeguard local and significant
views across Marsh meadow to and from the river. However the final height of the
hedgerow will be restricted, to preserve views across to the river from the
Causeway. An 8m wide wild flower buffer will be put in place between the
existing hedgerow and ditch and the car park to protect the ecological value of
this important boundary between the Moor and the Meadow.
iii. Policy F1 Areas Liable to Flooding (Marsh Meadow and the Moor) The car park
has been designed so as not to impede the flow of flood water nor reduce the
capacity of the flood plain to store flood water.
iv. Policies N5 and N6Trees
The deve1opment retains all trees on the site, with the exception of those
required to be removed to upgrade the vehicle and pedestrian accesses. An 8m
buffer zone has been included between the car park and the hedgerow on the
advice of the RBWM Tree Officer to protect tree roots. Additional native trees
will be planted throughout the site to screen and soften the impact of the
development.
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photo by Jeremy Wilson
4.1.Several options were considered for the vehicle access:
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using The existing field gate and farm track as shown on the application
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a line through the existing car park and field gate, and along the boundary of Marsh Meadow adjacent to the hedgerow;
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a new access to the east end of the Moor;
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a route through the fire station grounds from Berries Road (possible only if the land becomes available at some future time, and the scheme allows for this).
4.2.The chosen access is considered to best meet the operational requirements of the scheme for the following reasons
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it uses existing farm track
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It is the most direct and shortest route from the B4447 to the car park. The alternative route via the NT car park is significantly longer.
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Because the track is relatively short and straight, providing good visibility, the track need only be minimum width (2.5m) with passing/queuing space at either end, making it a less intrusive feature on the moor than a full width track would be.
It utilises an existing gap in the hedgerow that forms the boundary between the moor and the meadow. -
It is visible to passing traffic along its whole length which improves safety and surveillance.
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Does not need separate lighting, which would have a detrimental impact on the character of the moor, which is largely unlit.
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Its location close to High Street may encourage use by people who could be put off by the perceived distance from the village of the alternative NT access (although in reality the distances on foot from the car park to the village and the river would be the same).
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4.3.The environmental benefits of locating it away from the NT car park are:
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It enables the NT car park to be completely removed, other than provision of a farm track to the existing field gate, and the area to be reinstated as an attractive landscape.
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Allows the trees and Fleet watercourse, which is designated a Wildlife Heritage Site, to be better integrated into this part of the Moor.
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The air and noise pollution associated with vehicles removed to at least 100m away distance from the Fleet.
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Makes it possible to create an attractive and useable sitting/picnic area next to the Fleet.
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Has a beneficial effect on the wildlife, in particular waterfowl such as swans who can be troubled by swans and cars. (and vice versa).
4.4.The access will have minimal impact on the way people use and enjoy the moor. In summer the clientele of the Crown Public House tend to spill out onto benches on the pub forecourt, allowing their children to play on the eastern end of the moor. It is considered that the proposed access is sufficiently distant from the activity to have minimal impact. The reinstatement of the NT car park will dramatically improve the outlook across the moor. It will also create a whole new area for public enjoyment of the Fleet and its wildlife.
4.5.It
is important that steps are taken to minimise the visual impact of upgrading the
existing track. The visual impact of the track will be mitigated through the
design. The choice of a gravel surface, with grass mounds/ditches either side
will soften it appearance, particularly when viewed from a distance. The
narrowness of the proposed track along the majority of its length will enhance
this effect, compared to the full width that would be needed for the NT car park
route.
4.6.In summary the main benefits of this access are that it is the shortest,
least visually and environmentally intrusive route, and has significant benefits
for the Fleet and its wildlife.
4.7.The Environment Agency have been consulted on the draft scheme, and
identified the following issues (copy letter attached - Appendix A).
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Water voles are present in The ditch adjacent to the site, their place of shelter are protected under the Wildlife and Countryside Act 1981. Further advice will be sought as the detailed design is developed to ensure that the proposal will not impact on these areas, through construction activities or contamination.
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A 4 metre buffer zone between the car park and the ditch and base of any trees is recommended. The proposal allows for a minimum 8 metre buffer zone. This area to be managed as an unimproved grassland wildlife habitat protected from vehicle access with timber barriers. Again, further advice will be sought on the detailed design and choice of species for the buffer zone.
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Species for new hedgerow planting have been chosen to reflect the existing planting mix and desire to include only native plants and trees.
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A 5-year maintenance and management plan will be developed to ensure that the planting is allowed to become properly established. Use will be made of permeable surfaces i.e. gravel, throught the car park to reduce the risk of pollution or excessive water run-off adversely affecting adjacent watercourses, as recommended by the Environment Agency.
4.8. Being mindful of the important views to be gained through the car park, in particular from the Causeway towards the river, it is proposed that the new hedgerows will not exceed 5m in height once they reach maturity. This will screen the cars but allow views through the existing tree screens at a higher level.
Lighting
4.9.The purpose of lighting car parks, as set out in the British Standard Code
of Practice BS5489: Part 9:1996 is:
"...To enable users to proceed safely, and to allay the fear of crime. Lighting is needed for both pedestrian and vehicle drivers. For pedestrians lighting for good viewing conditions and avoidance of dark areas is necessary. For drivers the emphasis is on good lighting for vehicle movements and parking.
4.10.
If is
considered essential to light the car park to ensure public safety if it is to
be used during the hours of darkness. This would apply particularly in the
winter when workers and shoppers would be returning to their cars after dusk.
The lights could be switched off at the end of the evening if required.
4.11.The lighting scheme is designed to the British Standard recommended levels
of lighting for rural areas. 9 single and 5 twin on 4m columns are proposed.
This is the minimum practical height for a lighting column in an unsupervised
public location - lower lanterns would be at severe risk of vandalism, more
would be needed to achieve the same lighting levels, consuming more energy and
giving a less even spread of light. Low-level bollard lighting is not practical
within the main car park, since the light from the lanterns would become blocked
by parked cars and planting, the resulting dark areas would feel unsafe to
users. It is appropriate for the path to the village.
4.12.The plan at Appendix B (Urbis 14303/06) indicates illuminance levels around the car park. Adequate lighting of the car park surrounds is necessary to reveal the boundary screening and reduce the fear of crime. Levels of lighting are low, in accordance with the BS:
"Containing lighting within the general curtilage of each car park is important for energy saving reasons and the avoidance of light pollution."
This
is of particular importance in Cookham because of the generally lack of street
lighting in the area.
4.13.A plain steel column and simple lantern, which can be painted dark green to
blend in with the surroundings, have been selected. The light source could be
metal halide (white light) or high pressure sodium (pink light) both of which
render colours, emphasising any green areas such as grass or trees.
4.14.The site is within the 1947 and mode
4.15.The Maidenhead, Windsor and Eton Flood Alleviation Scheme West Bank works affects the site. we are liaising with the EA's Project Office (Appendix C). The wall bund planned to run along the edge of Marsh meadow to the rear of Berries Road can readily be achieved alongside Footpath 42 without affecting the car park. The flood defences reach onto the moor near Guise Cottage, in the same area that an accessible route into the village via Footpath 41 is required. The detailed design of the path will therefore be dependent on the EA's requirements to achieve the correct levels. Initial discussions with the EA indicate that this should not be a problem.
4.16 Six of the 90 spaces are designated disabled bays. These are located in the areas nearest to the village and meadow accesses.
4.17. Gates will only be installed where requested by the landowner for stock
control purposes. All kissing gates to be fully accessible, including provision
to be unlocked with a RADAR key to allow larger scooters/powered wheelchairs
through, as used elsewhere on the Thames Path.
4.18.A number of public footpaths are affected by the scheme. In particular
Footpath 39 would run through the car park for a short distance. The route will
be segregated from the traffic wherever possible. A wide strip of land will be
left to accommodate Footpath 42 adjacent to the car park. The detailed design,
including levels and surfacing, of Footpaths 41 and 42 will change to improve
pedestrian access into the village.
4.19.The existing Permitted Paths will be re-routed and added to by agreement with the landowner to achieve the best
routes possible for pedestrians wanting to access the public footpaths, the river and the Fleet.
4.20.The National Trust currently allows an ice-cream van to trade from their
car park. It is anticipated that a similar arrangement would be requested
for the new car park.
5.1.The planning application forms one element of a broad package of measures to
improve parking provision in Cookham and to preserve and enhance the character
and appearance of the Conservation Area.
5.2 The proposal will bring significant benefits to the village in meeting the parking problems identified in the RBWM Local Plan.
5.3.The very special circumstances for allowing this development in the Green
Belt have been set out, in accordance with Policies GB1 and GB2 of the Royal
Borough of Windsor and Maidenhead Local Plan.
5.4.The proposal has been demonstrated to be acceptable in terms of policies
relating to development in the Conservation Area and Area of Special Landscape
Importance, the setting of the Thames, area liable to flood and to trees and the
natural environment.
5.5 The design of the car park is of high quality appropriate to its sensitive location.
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