Frequently Asked Questions
We have had a good response following the launch of the website, and would like to thank everyone who has sent us questions and comments. Unfortunately, at this stage, we cannot respond to all queries individually. Instead, we have set up this page to answer some of the most common questions, and will continue to add new information as the project progresses.What stage is the Britwell & Haymill Regeneration Project at?
The diagram below shows the stages that the project will progress through, before a planning application is submitted. You can see that we are currently at the consultation stage. The project team has spent the past few months gathering background information and drafting plans. Local people and interest parties now have the opportunity to look at the possible options, discuss the scheme and give feedback. The plans will then be revised to take into account consultation responses, before being finalised and submitted as part of the planning application. Visit the 'Events' and 'Gallery' pages of the website to access more information about the consultation, including copies of the consultation boards.
What is being proposed?
- A new neighbourhood shopping centre, with a small supermarket anchor store, and other shop units;
- New affordable housing to meet local need. Most of this will be family housing;
- A community zone where a new community building could be located in future;
- An improved path through Kennedy Park between Britwell and Northborough, that will be properly surfaced and lit;
- Relocation of the existing skatepark; and
- New park improvements.
What will happen?
Stage 1: Enabling development at Kennedy Park ? construction of a new neighbourhood shopping centre (with 26 new residential units) and 71 new family homes to replace those at Marunden Green and Wentworth Flats. A new community building, bus facilities, a formalised footpath and cycle path, park improvements and replacement scout & guide facilities will also be provided
Stage 2: Once the retail and residential units are completed, the redevelopment of the old neighbourhood shopping area, as well as the Wentworth Avenue flats and some Marunden Green bungalows can take place. This area will be redeveloped for a mix of affordable and private housing, with some green space.
Why does this need to happen?
It is not possible to redevelop the existing retail or housing in its current location, due to high costs and phasing difficulties. For example, new shops could not be built at Wentworth Avenue without closing the existing shops during construction. This would mean that people could not shop locally until the new shops were complete.
The same problem exists with replacement housing: residents would have to move into temporary accommodation or be housed elsewhere in the Borough whilst new homes were being built. To avoid these problems, redevelopment will need to happen in the two stages listed above.
When could this happen?
The outline planning application has been submitted. If outline permission is granted, the Council will choose a retail developer to build the new shops. The developer will then submit a detailed planning application which will deal with issues such as design, parking and layout. The final retail development could be built by 2011.
What will development on Kennedy Park look like?
You can view the proposals for the development by clicking on the 'Gallery' section of the website and looking at the consultation boards. You can also download these boards by clicking on the 'Events' section. Final detailed designs will not be submitted until the detailed application stage.
As well as new retail and residential development, there will also be a package of park improvements. This will include a formalised path, which will provide better access for cyclists and pedestrians through the park. Landscaping improvements will also take place.
The aim is to make the park more appealing to a wider variety of people. At present some people do not feel comfortable using the park, and through better landscaping and facilities we want to create a space for the whole community to enjoy.
In line with Local Planning Policy all new development will be laid out and designed to create safe and attractive environments in accordance with recognised best practice for designing out crime. The design team have already met with the Neighbourhood Police Team and Police Architectural Liaison Officer and will continue to work with them to ensure that opportunities for crime and anti social behaviour can be reduced.
What about accessibility and transport?
- The new shops will be located less than 300m from the existing shops. Many residents will still be able to access the shops on foot, or by bicycle.
- Road improvements will be installed which will make the shops accessible of pedestrians and cyclists. Raised zebra crossings will be provided across Long Furlong Drive which will assist traffic calming.
- Secure Cycle parking will be provided for both retail, community and residential elements.
- New bus facilities will be located at the heart of the new development on Long Furlong Drive. The existing bus stops will not be affected, and routes will continue to run as normal.
We understand that some people will want to drive to the shops, and will need to park there. There will be ample parking provided, in line with Slough Borough Council standards, including disabled parking.
How will the quality of the park be improved?
We understand that Kennedy Park is an important recreational area for local people. However, there are existing problems, including:
- Lack of lighting and surveillance, which makes people feel unsafe;
- Anti-social behaviour, including vandalism and inappropriate use of this space by mopeds and vehicles.
As part of the regeneration scheme, funds will be secured to contribute to improvements in the park to improve its quality and attractiveness.
Trees are an important element in urban areas and will be introduced as part of any landscaping scheme. The existing trees at the centre of Kennedy Park will be retained and they are important local landmarks.
We can also confirm that it is unlikely that the distinctive row of trees down Wentworth Avenue will be lost or altered. This is an important part of the local environment and gives distinctiveness and character to the area.
What about other facilities on Wentworth Avenue?
Wentworth Avenue will not become one big development zone. The proposed area for development includes the retail, Wentworth Flats and Marunden Green. If the existing community facilities on Wentworth Avenue wish to remain in their current location, they will not change. The Wentworth Avenue trees will not be removed.
What sort of community facilities could be provided on the Park?
The proposals include a new community building as a flexible space which could be used by a range of different groups. Possible uses, for example, include My Council, the Library or other Council facilities. The project team is currently talking to interested parties, but if there is sufficient demand services such as health facilities or a small police office could be included in the building. This will depend on level of interest and the amount of funding available.
Where existing facilities do not move, they will stay in their existing location at Wentworth Avenue or elsewhere in the local area. We do not intend to close any local services.
What studies have been undertaken?
The project team have commissioned a number of studies and surveys to make sure that proposals are appropriate to the surrounding area.
These have included:
- Ground Conditions Phase 1 (including soil sampling of Allotments & Family Action);
- Ground Conditions Phase 2;
- Transport Studies, including traffic count data;
- Phase 1 Habitat Survey (ecology);
- Flood Risk Assessment (linking to drainage strategy);
- Topographical Survey; and
- Utilities Survey.
What retail research has been undertaken?
To help understand residents' attitudes to retail provision a survey was undertaken in April 2009. Under the direction of Colliers CRE, retail property advisers to the Council, Beacon Research completed approximately 1500 interviews with local households relating to existing and future retail provision in the area.
1100 of the interviews were within an inner area comprising Britwell and Northborough (including all the 500 doorstep interviews) and nearly 400 in a defined outer area. In addition, Beacon Research did carry out interviews beyond the outer area but these were not included in the results.
The survey asked people's views on the existing local centre at Wentworth Avenue, the quality of the retail offer and their views regarding developing a local centre on Long Furlong Drive. The results showed that many local people do not currently use the shops, and that they prefer to shop elsewhere. Over 70% of households surveyed said that they would use the shops if the environment and quality was improved.
How can I get involved now?
You can contact the project team to pass on your ideas or questions:
- Email us: info@britwell-haymill-regen.co.uk
- Freephone: 0800 085 0274
- Write to us:
Britwell & Haymill Regeneration
Drivers Jonas Deloitte
Cornwall Court
19 Cornwall Street
Birmingham
B3 2DY
Alternatively, you can view all of the documents and plans submitted as part of the outline planning application at Slough Borough Council's Planning Office. Please contact the Council for more information.
Can I link my website to www.britwell-haymill-regen.co.uk?
We have had a number of requests from other companies asking to be linked to this site. This website is specifically to provide information on the regeneration scheme and we will not be providing other external links.
What research has been undertaken so far?
The project is still at an early stage, and the scheme is still evolving. To help understand residents' attitudes to retail provision a survey has been undertaken.
Under the direction of Colliers CRE, retail property advisers to the Council, Beacon Research has now completed approximately 1500 interviews with local households relating to existing and future retail provision in the area.
1100 of the interviews were within an inner area comprising Britwell and Northborough (including all the 500 doorstep interviews) and nearly 400 in a defined outer area. In addition, Beacon Research did carry out interviews beyond the outer area but these were not included in the results.
The survey asked people's views on the existing local centre at Wentworth Avenue, the quality of the retail offer and their views regarding developing a local centre on Long Furlong Drive.
When will the results be available?
Colliers CRE received the survey results on Monday 20 April and presented key findings to Cabinet that evening. Colliers CRE is now finalising its report to the Council and it will be made public shortly.
The results will be available on the website once they have been obtained.
Why wasn't I involved in the retail survey?
This survey was based on a statistical sample within an inner area, therefore, not every household was asked to take part. A high proportion of households were interviewed within this area. The interviews were carried out per household, which means only one individual will have represented each household approached. It will be appreciated that the total number of households is significantly less than the total population of this area.
We have received a number of emails from people concerned that they have missed their opportunity to comment on the retail scheme. Please note that the survey was undertaken to provide background information which will guide the development of plans for new retail provision. Once initial plans have been drawn up a number of formal consultation events will be held. These will be open to the public and we will welcome all comments or questions which you have on the schemes. The dates and venues for these events will be published on the website in due course and will also be publicised in the local press.
What's happening with the rest of the scheme?
We have also received a number of queries about plans for the rest of the regeneration scheme. Some of these questions have been very specific about housing design and type. We are currently working with the Council and People First to understand what sort of properties will be needed. Once this information is obtained we will be able to start producing a scheme with more certainty in terms of housing numbers etc.
Local residents and interested groups will be able to view a range of potential options at the consultation events which will be taking place in future months. This will be your chance to look at the plans and give us your feedback about what you would like to see in the schemes. The timetable has not yet been arranged, but evening and day sessions will be held, to give as many people as possible the opportunity to attend a consultation event.
Who can be involved in the consultation?
The public consultation events will be open to anybody who would like to take part and have their say. We will also be encouraging local schools to get involved as it is important for young people in the area to be involved in the process. The events are likely to take place in a venue, to be confirmed, on Wentworth Avenue. At these events you will be able to talk to members of the project team about any aspect of the proposed schemes and we will welcome your feedback.
What about road safety?
The project team will comprise of specialist highways and transport consultants to ensure that any proposals fully consider the impact of any new scheme upon the road network. Pedestrian safety will be an important priority in any scheme, as will public transport links.
Any proposed plans will be subject to consultation with the Council's Highways department and will be in accordance with national and local guidelines. Residents will have chance to comment on road layout and access at forthcoming consultation events.
How will the quality of the park be improved?
We understand that Kennedy Park is an important recreational area for local people. However, at present it is badly lit, and there is little opportunity for natural surveillance which can improve safety and security. We understand that there have also been problems relating to antisocial behaviour, vandalism and inappropriate use of this space by mopeds and vehicles.
Comments received via the website from local people have indicated that they would like improved landscaping and areas for people to sit, and use the park.
As part of the regeneration scheme, funds will be secured which will contribute to improvements in the park which will help to improve its quality and attractiveness. During the consultation period local people will have the opportunity to tell us what they would like to see happen on the park, and what improved facilities could be provided in terms of recreation or play space.
What about landscaping?
We have received emails asking us about trees in the area. Firstly, we can confirm that it is unlikely that the distinctive row of trees down Wentworth Avenue will be lost or altered. This is an important part of the local environment and gives distinctiveness and character to the area.
Secondly, any scheme which is brought forward will be subject to design and landscaping advice to ensure that an attractive environment is created. Trees are an important element in urban areas and will be introduced as part of any landscaping scheme.
Can I link my website to www.britwell-haymill-regen.co.uk?
We have had a number of requests from other companies asking to be linked to this site. This website is specifically to provide information on the regeneration scheme and we will not be providing other external links.
What will be put in place of the current shops?
Plans of what will replace the existing shops on Wentworth Avenue have not been finalised. There is likely to be some new residential, and possibly new community facilities around an improved civic area which is safer, and more attractive.
A number of consultation events will be held where local people can look at various options for the area and can discuss what they would like to see happen there. Please keep visiting the website for more details of these forthcoming events.
How will the new project improve safety and security?
In line with Local Planning Policy all new development will be laid out and designed to create safe and attractive environments in accordance with recognised best practice for designing out crime.
All future applications will have to submit a Design and Access statement which will show how the proposal has been designed to reduce the opportunity for crime.
Drivers Jonas Deloitte have already met with the Neighbourhood Police Team and will continue to work with them to ensure that crime and anti social behaviour rates can be reduced.
What will happen to the existing residential properties within the regeneration zone?
As noted above, properties within the red line boundary will not necessarily be knocked down and redeveloped. The zone acts as a guide to where the majority of action will take place.
Properties outside of the zone will not be directly affected by the proposals. It is likely that properties within the zone will be replaced by new housing. This includes the Wentworth Avenue Flats. Again, residents will have chance to look at various options during the consultation events.
What will happen to the shopping area?
A new retail centre is proposed to be built on a small area within Kennedy Park, within walking distance from both Britwell and Haymill. It is intended that a new retail environment will be provided which will be more attractive with a wider selection of better quality shops.
Any loss of green area on Long Furlong Drive will be compensated by open space improvement and new park facilities, and by other land being freed up as public open space.
The existing shopping area will be demolished and redeveloped. There will not be a duplication of shops in both locations: we understand that this is a local shopping centre and therefore the retail element is proposed to be moved to Kennedy Park, instead of trying to sustain shops in both locations.
What does the red line showing 'Wentworth Avenue Redevelopment Zone' mean for my property?
The red line around the Wentworth Avenue 'footprint' is designed to show the maximum size of the regeneration area. Residents who have been aware of previous versions of the masterplan may remember that in some versions there were plans to demolish Odencroft and Bromycroft flats and to build new homes along Farnham Lane.
The red line was initially agreed for the benefit of People 1st who have a duty to improve the remaining Council homes and to bring them up to the decent homes standard with, for example, new bathrooms, kitchens and heating. The red line means that anything outside of the area can be improved by People 1st without them having to check first whether then Council has plans to knock the buildings down.
It is really a safeguard to prevent money being wasted. Similarly it does not mean that everything within the red line will be knocked down, at this stage while the plans are being drawn up it simply means that those properties are likely to be affected in some way.
This page will be updated as we receive new questions and comments from local people.