Having meticulously considered and taken into account the concerns expressed by the local community, Mackenzie Homes has meticulously developed a revised scheme marked by a reduction in height, bulk, and the number of homes.
This reimagined plan aims to maximize the potential of the underutilized brownfield land, offering a prime opportunity for revitalization. Situated on the northern fringes of Cippenham along Bath Road, the site spans approximately 1.28 hectares.
Divided into two distinct sections by the meandering Brook Path that traverses the landscape from North to South, the proposed site reveals its intricate layout.
Beneath this path lies a culvert, adding an additional layer of complexity to the site's topography. This thoughtful redesign not only addresses the community's concerns but also seeks to harmonize with the surrounding environment while revitalizing the area for the benefit of all stakeholders involved.
After listening to the local community from the previous public consultation, Mackenzie Homes is now planning to submit revised plans for this development that reflects those opinions. Please click below to download the brochure.
Blow are a number of questions and answers that have been submitted by residents during the Bath Road public consultation.
Noise pollution during construction work on these sites is unacceptable. By law, residents are entitled to ‘quiet enjoyment of leisure time.’
Construction works will be taking place during hours agreed by the Local Authority. A Construction Management Plan will be in place to minimise the disturbance of nearby residents.
The wall between the garden of Iona Crescent and the site of the proposed development. This wall was part of the original building that was on the site prior to demolition. You agreed to find out what is going to happen with the wall and if it will remain or be replaced and let us know this information. We are concerned about the security of our property if this wall is demolished and also what will replace the wall.
The boundary treatment to the perimeter of the site, to the north, will be conditioned as part of the planning permission. It is however likely to be two metre high close boarded fence. This will have soft planting buffer zone to screen the fencing to the development side, while also acting as further visual screening to the neighbour’s boundary and crime deterrent.
The Slough Spatial Strategy leaflet circulated 2020/2021 states in the Cippenham Central Section houses or low rise flats near existing homes, 8 - 11 storey blocks are high rise tower blocks and not within your proposed plans.
The proposed development seeks to overcome a wide range of constraints in order to bring forward a viable form of development. Low-rise or terraced housing to the north of the site is considered impracticable and non-deliverable given the site’s flood risk constraints restricting any habitable rooms at ground floor level. To minimise and where possible avoid any adverse impacts on existing residential properties, the proposed development has sought to concentrate height towards the A4, before stepping down to the north. A landscape buffer and internal servicing/access route help to create a larger separation distance to existing properties. The height of the development has been subject to significant adjustments post-submission and is now capped at a maximum of nine storeys. The building footprint has been further moved away from the boundary with Iona Crescent to increase the separation distance. Most notably, the former 3-storey L-shaped element in Site B (along Brook Path) has been completely removed.
Balconies potentially overlooking any surrounding properties have either been removed or will be screened, similarly any windows directly overlooking reargardens are proposed to be opaque to ensure sufficient privacy conditions are upheld.
The buildings at the closest point to the boundary and adjacent properties are two storey in height, then step up to three, five, seven and eight storeys respectively. At the point the buildings reach eight storeys in height they are 32.5 metres away from the boundary and due to the setbacks and stepping in elevations, the eighth storey is obscured by the lower storeys, when viewed from the north.
The height of the proposed buildings will prove to be a major loss of light to properties in the surrounding areas especially during autumn and winter months when the sun is low in the sky. This can cause health issues, considerable traffic stress and lack of privacy.
The proposed development has been carefully assessed in daylight/sunlight terms which are two of many factors to be considered by the Local Planning Authority as part of their review of this planning application, also taking into account previous forms of development on parts of the site. Through the latest set of revisions, the Applicant and design team have sought to ensure that each of the surrounding properties and rear gardens continue to benefit from sufficient daylight/sunlight conditions and potential adverse impacts are minimised or avoided.
While there are some reductions in daylight and sunlight as a result of the proposed development, the surrounding properties still retain good levels of daylight and sunlight and will continue to feel well lit. Furthermore, some properties on Iona Crescent will experience an increase in sunlight compared to that associated with the previous buildings in place on the proposed site .
“Will you be providing affordable homes on your scheme.”
There is an evidenced need and policy objective for the provision of affordable housing in new developments across Slough Borough Council. Whilst there are significant financial constraints associated with bringing forward development on this site, the Applicant has agreed – in principle – to deliver on-site affordable housing, most likely in the form of a Discount Market Rented product with a percentage of the new homes being offered at a rent level which sits below market rents in the area. Full details will need to be discussed and agreed between the Applicant and Slough Borough Council.
The design of the proposed 14 storey B3 block is overbearing and looks far too dominant. It is not in character with the rest of the development and out of place in relation to the surrounding area. It was disappointing to see the alteration to block B3 so that the height of the block has been increased to 14 storeys when originally lower. It would be more in keeping with rest of the design if all units were the same height and in line with the development at the end of Station Road.
The suggestion to consider reductions in the height and depth of the upper floors in the development in site A to “lessen the impact on the residential character area to the north” September 2022 Addendum*, should also be applied to Site B rather than increasing the storey height of B3.
Following previous consultation, the height of this building has been significantly reduced to a maximum of nine storeys which is considered consistent with wider developments coming forward along Bath Road (i.e. 375 Bath Road), continues to mark the junction of Bath Road and Burnham Lane, and successfully reflects the intention of Site Allocation policy SKL01, identifying the site and wider area for comprehensive regeneration.
The current buildings which occupy this site are in a poor state of repair, unattractive, creating both antisocial behaviour and a poor environment. The new proposals will enhance this area, creating an improved public realm, safe and pleasant active street frontages with new residents, along with existing residents, who will take pride in their neighbourhood.
The buildings have been designed to a high standard both internally and externally, providing modern sustainable accommodation. Through a series of design workshops and technical reports, the proposed Theight can be justified in terms of design quality, townscape, and daylight and sunlight impacts.
The assessment of visual effects identified that there would be changes to local views arising from the proposed development. The quality of the views along primary transport corridors and public footpaths would generally improve as a result of the proposed public realm interventions, new active frontages and the improvement in quality of built form.
What is the proposed mix of homes?
| Type | Number | % |
| Studio | 18 (-11) | 7% (-2%) |
| 1B2P | 96 (-40) | 42% (-5%) |
| 2B3P | 28 (-24) | 13% (-5%) |
| 2B4P | 68 (+18) | 29% (+12%) |
| 3B5P | 21 (-3) | 9% (+1%) |
| Total | 231 (-60) | 100% |
Will amenity space be provided for residents?
All future residents will benefit from access to a generous provision of dedicated internal and external communal amenity space. Private amenity space is provided in the form of balconies on upper floors and terraces on podium levels with defensible space/buffer zones at the front of the home to maintain privacy. The design of the balconies follows a site-wide design strategy. In addition, internal communal amenity space is provided in Site B providing a space for future residents to meet, relax and socialise.
Some balconies have been removed in the Revised Plan.
Balconies have been removed, and instead Juliet balconies will be provided from 2 of the 1b2p apartments within building A3 (west elevation). This has been due to their proximity to the amenity space for the adjacent property. There are also no balconies provides to 8 of the 1b2p within building B3 (east elevation). This has been implemented in order to simplify the elevational detail and allow the building to appear more slender in its design.
What play spaces will be implemented?
What features will be present to encourage play?
Giving a child play space is of utmost importance. How much amenity space will the residence of this department have.
Whilst there are no specific Slough Borough Council play requirements, analysis of the proposed play strategy has been undertaken against the London Plan targets for amenity and play space (for information only), this demonstrates that it would meet the relevant requirements.
| Site | Child Yield GLA Calculator | Play Area | Play Area Provided (m2) | Shortfall (m2) |
| A | 50.2 | 502.3 | 2,006 | - |
| B | 40.4 | 404.2 | 452 | - |
| Combined | 90.6 | 906.5 | 2,458 | - |
When will Brook Path be cleared? It’s overgrown and full of shrubs/weeds.
An order has been raised with a landscaping company to clear Brook Path, with action on the path to be undertaken in October 2022.
Will this development impact adversely on our local environment?
An improved, safe landscaped link between Bath Road and Cippenham Recreation Ground (and Burnham train station beyond), referred to as a Green Spine, increasing the permeability and connectivity through the site and allowing easier movement for local residents, as well as encouraging walking and cycling locally to Burnham station and beyond.
There will be significant enhancements towards and significant net gain of bio-diversity (including an Urban Greening Factor of 0.45) and support for healthy lifestyles and general wellbeing.
How will the development incorporate urban greening?
For the avoidance of doubt, applying the London Plan (although noted that this is not applicable in the site’s policy context) Urban Greening Factor (‘UGF’), the site achieves a total UGF of approx. 0.45 which far exceeds targets for residential-led mixed use developments in a London context, and demonstrates that urban greening has been maximised as part of the Proposed Development.
Previous planning applications have all been refused by the planning committee due to over-development and are not in the interests of local residents and the impact the developments will have on them. Cippenham does not have adequate GP/Dentists/School places for the increase in potential residents.
We cannot comment on previous planning applications across the Borough, but understand no comprehensive proposals to develop this site were promoted in the past. The provision of social infrastructure and a holistic assessment of both Cippenham and the borough’s requirements is expected to be undertaken by the Local Planning Authority as part of its emerging Local Plan. This planning application will provide significant financial contributions towards the provision of social infrastructure (i.e., funding towards education), transport and open space improvements. The funds will be collected and spent by Slough Borough Council.
Lack of parking spaces for the development is unrealistic, leading to overspill in nearby streets which are already congested.
Mackenzie Homes propose to provide 202 car parking spaces for residents. There will be roughly 0.7 parking spaces delivered per home provided. We consider this acceptable given the close proximity of efficient transport links with Burnham Station within walking distance from the site. There are also two additional electric car club space to be provide onsite.
The additional traffic volume to an already congested A4 Bath Road
Mackenzie Homes, in partnership with a specialist transport consultant, have prepared a Transport Assessment in conjunction with Slough Borough Council. This follows an agreed Transport scope which sets out a set of measures meant to analyse the impact of the development on traffic. These test local junctions and set out mitigation measures to help limit the impact of the proposals on local roads. This confirms that the impact of the development upon the local highway network will be acceptable.
Is there bike storage on site?
Yes, there will be 299 cycle spaces.
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