Development Management Ref No F/2012/2031

Applicant Location Proposal

Type PS Category Officer

No weeks on Parish day of committee 09/12 Wokingham

Ward

Norreys

11-E:/Yl NO: /"?,_ 00

Listed By

Major Development Proposal

Bellway Homes Postcode: RG40 1 QZ Land east of Buttercup Close Wokingham Proposed erection of 30 dwellings with associated access, landscaping and car parking. Full 7 (small scale major, dwellings) Connor Corrigan

FOR CONSIDERATION BY REPORT PREPARED BY

Planning Committee on 26th June 2013 Head of Development Management

SUMMARY 1) The application site comprises approximately 1.2 ha and is situated to the east of

Wokingham and forms part of the Strategic Development Location, as identified within the Core Strategy (CP20). The application site was an allocated housing site within the Local Plan (Policy WH4) (30 units). Adjacent the site is the recently completed Bellway Homes development of 150 houses, 'The Carillons', which also formed part of this housing site allocation. To the west of the site lies Buttercup Close and to the south is Wainwright Close.

2) The planning proposal is for 30 dwellings associated access, landscaping, public open space and car parking. This comprises 2- 5 bed houses which reflect the design of the existing neighbouring developments and includes 35% affordable housing provision on the site. The main access to the site is gained through this existing Carillons development from Carina Drive and onto Binfield Road.

3) A scoping opinion to determine whether an environmental assessment was necessary was submitted and it was determined that an EIA was not necessary given the scale of development.

4) The applicants do not form part of the North Wokingham Consortia, located to the north west of the SOL but are required to sign up to an Infrastructure Delivery Plan for delivery of infrastructure required to mitigate development impacts within the NW SOL. The applicant has agreed in principle to items identified within the Core Strategy, relevant SPD's and Kentwood lOP which was agreed by the Secretary of State following an Inquiry. This will comprise seeking to apportion the costs for the infrastructure required between developers within the SOL. Officers are seeking to negotiate these contributions however as the applicant has agreed to the Heads of Terms or items that need a contribution including the Northern Distributor Road, this approach is not considered to compromise delivery of the infrastructure required within the NW SOL.

5) The design and layout of the scheme is considered to be broadly in accordance with the adopted policies and quidance and therefore is acceptable.

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6) On the basis of the information submitted the proposals are considered to comply with the aims and objectives of the NPPF, adopted policies and SPD's and as such the proposals are considered acceptable subject to conditions and agreement of the S106 contributions.

PLANNING STATUS • Located within North Wokingham Strategic Development Location • North Wokingham Strategic Development Location SPD • Infrastructure Delivery and Contributions SPD • Within 5-7KM Thames Basin Heath SPA

RECOMMENDATION

A. That the committee authorise the Head of Development Management to GRANT PLANNING PERMISSION subject to conditions and completion of the legal agreement including:

• Affordable Housing - 35% • Education- Primary, Secondary, Post 16 and SEN • Healthcare • Community Sports Facilities- contributions towards Cantley improvements • Sports Halls • Swimming Pools • SANG and SAMM Strategic Access Monitoring and Maintenance (SAMM) • Country Park and Countryside Access • Biodiversity • Children Play • Public Rights of Way • Highways including contribution towards the Strategic Highway Improvements

(e.g. FNDR) • Railway Station Improvements • Station Link Road • Coppid Beech Park and Ride • Travel Plan (including Public Transport) • Libraries • Allotments • Burial • Community facilities and SOL Manager • Legal and Monitoring fees.

B) And subject to the following conditions it is recommended that planning permission be GRANTED.

1. The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

Reason: In pursuance of s91 of the Town and Country Planning Act 1991 (as amended by s51 of the Planning and Compensation Act 2004).

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2. This permission is in respect of Location Plan (ref: LP.01 Rev F); Site Layout Plan (ref: SL.01 Rev V); Design and Access Statement (ref: HP11 052) dated September 2012; Site Sections (ref: SE.03 Rev C) Street Elevations (ref: SE-02); Materials Layout (ref: ML.01 Rev G); Aboricultural Implications Assessment and Method Statement (ref: 12353-AIA-Final2) dated 4 September 2012; Landscape Masterplan (ref: D2033.L.1 00 Rev D) received 12th October 2012; Ecological Assessment (ref: 5321.EcoAs.vf2) dated January 2012; Flood Risk Assessment (ref: ES1244/FRA); Floor Plans and Elevations; Transport Statement (ref: JW/EP/IT/B8303-001 B R) and Residential Travel Plan (ref: JW/EP/IT/B8303-002B R) dated 16th Apri12013, Sustainability Statement dated 28th November 2012 and April2013 received by the Local Planning Authority on 1zlh October 2012. The development hereby permitted shall be carried out in accordance with the approved details unless otherwise agreed in writing by the Local Planning Authority.

Reason: To ensure that the development is carried out in accordance with the application form and associated details hereby approved.

3. Before the development hereby permitted is commenced, samples and details of the materials to be used in the construction of the external surfaces of the buildings shall shall have first been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.

Reason: To ensure that the external appearance of the buildings are satisfactory. Relevant Policies: Core Strategy policies CP1 and CP3.

4. No development shall take place until a measured survey of the site and a plan prepared to scale of not less than 1 :500 showing details of existing and proposed finished ground levels (in relation to a fixed datum point) and finished floor levels shall be submitted to and approved in writing by the local planning authority, and the approved scheme shall be fully implemented prior to the occupation of the building(s).

In order to ensure a satisfactory form of development relative to surrounding buildings and landscape. Relevant policy: NPPF and Core Strategy policies CP1 and CP3.

5. Notwithstanding the provisions of the Town and Country Planning, (General Permitted Development) Order 1995 (as amended) (or any Order revoking andre­enacting that Order with or without modification), no additional windows or similar openings shall be constructed in the first floor level or above elevations of the buildings hereby permitted except for any which may be shown on the approved drawing(s).

Reason: To safeguard the residential amenities of neighbouring properties. Relevant Policies: Core Strategy policies CP2, CP3 and Design Guide Supplementary Planning Document.

6. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (as amended) (or any Order revoking andre­enacting that Order with or without modification), no buildings, extensions or alterations permitted by Classes A, B, C, D, E, F and G of Part 1 of the Second Schedule of the 1995 Order (or any order revoking and re-enacting that order with or without modification) shall be carried out.

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Reason: To safeguard the amenities of the occupiers of neighbouring properties, preserve the character of the settlement and to ensure the proper planning of the area, in accordance with Wokingham Borough Core Strategy Policies CP1 and CP3 and the Wokingham Borough Council Design Supplementary Planning Document (February 2010).

7. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (as amended) (or any Order revoking andre­enacting that Order with or without modification), no external lighting shall be installed on the site or affixed to any buildings on the site except in accordance with details that have first bee~ submitted to and approved in writing by the Local Planning Authority.

Reason: To safeguard amenity and highway safety. Relevant Policies: Core Strategy policies CP1, CP3 and CP6.

8. No part of any building(s) hereby permitted shall be occupied or used until the vehicle parking and turning space has been provided in accordance with the approved plans, unless otherwise agreed in writing by the Local Planning Authority. The vehicle parking shall not be used for any other purpose other than parking and the turning space shall not be used for any other purpose other than turning.

Reason: To ensure a satisfactory forrn of development and to avoid adverse impact on the public highway in the interests of highway safety. Relevant Policies: Core Strategy policy CP6 and Wokingharn District Local Plan Appendix 8.

9. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (as amended) (or any Order revoking andre­enacting that Order with or without modification), the garage accommodation on the site shall be kept available for the parking of vehicles ancillary to the residential use of the site at all times. It shall not be used for any business nor as habitable space.

Reason: To ensure that adequate parking space is available on the site, and reduce the likelihood of roadside parking.

Relevant Policies: Core Strategy policy CP6 and Wokingham District Local Plan Appendix 8.

10. No building shall be occupied until the access road including its junction with Libra Crescent and the revised junction of Libra Crescent with Carina Drive has been constructed in accordance with the approved plans.

Reason: In the interests of highway safety and convenience. Relevant Policy: Core Strategy policy CP6.

11. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (as amended) (or any Order revoking andre­enacting that Order with or without modification), no gates or barrier shall be erected at the vehicular access onto the highway, unless details have first been submitted to and approved in writing by the Local Planning Authority.

Reason: To ensure that vehicles do not obstruct the highway whilst waiting for gates or barriers to be opened or closed, in the interests of road safety. Relevant Policy: Core

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Strategy policy CP6.

12. Before the development hereby permitted is commenced a Construction Environmental Management Plan (CEMP) in respect of that phase shall have been submitted to and approved in writing by the Local Planning Authority. Construction shall not be carried out otherwise than in accordance with each approved CEMP. The CEMP shall include the following matters:

i) a construction travel protocol or Green Travel plan for the construction phase including details of parking and turning for vehicles of site personnel, operatives and visitors;

ii) loading and unloading of plant and materials; iii) storage of plant and materials; iv) programme of works (including measures for traffic management and

operating hours); v) piling techniques; vi) provision of boundary hoarding; vii) protection of the aquatic environment in terms of water quantity and quality; viii) details of proposed means of dust suppression and noise mitigation; ix) details of measures to prevent mud from vehicles leaving the site during

construction; x) details of any site construction office, compound and ancillary facility

buildings. These facilities shall be sited away from woodland areas; xi) lighting on site during construction; xii) measures to ensure no on site fires during construction xiii) monitoring and review mechanisms; xiv) implementation of the CEMP through an environmental management

system; xv) details of the haul routes to be used to access the development; and xvi) appointment of a Construction Liaison Officer.

Reason: To protect occupants of nearby dwellings from noise and disturbance during the construction period, in the interest of highway safety and convenience and to minimise the environmental impact of the construction phase in accordance with Wokingham Borough Core Strategy Policies CP1, CP3 and CP6.

13. The dwelling/building shall not be occupied until visibility splays of 2.0 metres by 2.0 metres, in accordance with a scheme to be submitted to and approved by the Local Planning Authority, have been provided at the intersection of the driveway and the adjacent footway. (Dimensions to be measured along the edge of the drive and the back of the footway from their point of intersection). The visibility splays shall thereafter be kept free of all obstructions to visibility above a height of 0.6 metres.

Reason: In the interests of highway safety and convenience. Relevant Policies: Relevant Policies: Core Strategy policy CP6.

14. Prior to the commencement of the residential development, full details of both hard and soft landscape proposals have been submitted to and approved in writing by the Local Planning Authority. These details shall include, as appropriate, proposed finished floor levels or contours, means of enclosure, car parking layouts, other vehicle and pedestrian access and circulation areas, hard surfacing materials and minor artefacts and structure (e.g. furniture, play equipment, refuse or other storage units,

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signs, lighting, external services, etc). Soft landscaping details shall include planting plan, specification (including cultivation and other operations associated with plant and grass establishment), schedules of plants, noting species, planting sizes and proposed numbers/densities where appropriate, and implementation timetable.

Reason: In the interests of visual amenity. Relevant Policies: NPPF, Core Strategy policy CP3 and Wokingham District Local Plan policy and WBE5.

15. All hard and soft landscape works shall be carried out in accordance with the approved details prior to the occupation of any part of the development or in accordance with the timetable agreed with the Local Planning Authority. Any trees or plants which, within a period of five years after planting, are removed, die or become seriously damaged or defective, shall be replaced in the next planting season with others of species, size and number as originally approved and permanently retained.

Reason: In the interests of visual amenity. Relevant Policies: NPPF, Core Strategy policy CP3 and Wokingham District Local Plan policy and WBE5.

16. No trees, shrubs or hedges within the site which are shown as being retained on the approved plans shall be felled, uprooted wilfully damaged or destroyed, cut back in any way or removed without previous written consent of the Local Planning Authority; any trees, shrubs or hedges removed without consent or dying or being severely damaged or becoming seriously diseased within 5 years from the completion of the development hereby permitted shall be replaced with trees, shrubs or hedge plants of similar size and species unless the Local Planning Authority gives written consent to any variation.

Reason: To secure the protection throughout the time that development is being carried out, of trees, shrubs and hedges growing within the site which are of amenity value to the area. Relevant Policies: NPPF, Core Strategy policy CP3 and Wokingham District Local Plan policy WBE5.

17. a) No development or other operations shall commence on site until the works outlined within the approved Arboricultural Method Statement have been implemented which provides for the retention and protection of trees, shrubs and hedges growing on or adjacent the site. No development or other operations shall take place except in complete accordance with the approved protection scheme.

b) No operations shall commence on site in connection with development hereby approved (including any tree felling, tree pruning, demolition works, soil moving, temporary access construction and or widening or any other operation involving use of motorised vehicles or construction machinery) until the tree protection works required by the approved scheme are in place on site.

c) No excavations for services, storage of materials or machinery, parking of vehicles, deposit or excavation of soil or rubble, lighting of fires or disposal of liquids shall take place within an area designated as being fenced off or otherwise protected in the approved scheme.

d) The fencing or other works which are part of the approved scheme shall not be moved or removed, temporarily or otherwise, until all works including external works have been completed and all equipment, machinery and surplus materials removed

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from the site, unless the· prior approval of the Local Planning Authority has first been sought and obtained.

Reason: To secure the protection throughout the time that development is being carried out, of trees, shrubs and hedges growing within the site which are of amenity value to the area. Relevant Policies: NPPF, Core Strategy policy CP3 and Wokingham District Local Plan policy WBE5.

18. Before the residential development hereby permitted is commenced details of all boundary treatment(s) shall first be submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be implemented prior to the first occupation of the development or phased as agreed in writing by the Local Planning Authority. The scheme shall be maintained in the approved form for so long as the development remains on the site.

Reason: To safeguard amenity and highway safety. Relevant policy: Core Strategy policies CP1, CP3 and CP6

19. None of the dwellings shall be occupied until works for the disposal of foul and storm water sewage have been provided on the site to serve the development hereby permitted, in accordance with details to be submitted to and approved in writing by the local planning authority.

Reason: In order to ensure satisfactory provision is made. Relevant Policy: NPPF and Core Strategy Policy CP1.

20. No work relating to the development hereby approved, including works of demolition or preparation prior to building operations, shall take place other than between the hours of 8.00 am and 6 pm Monday to Friday and 8.00 am to 1 pm Saturdays and at no time on Sundays or Bank or National Holidays.

Reason: To protect the occupiers of neighbouring properties from noise and disturbance outside the permitted hours during the construction period. Relevant Policies:. Core Strategy policies CP1 and CP3.

21. Before any development is commenced, a scheme to deal with potential contamination (including demolition contamination) of the site shall be submitted to and approved in writing by the local planning authority. The scheme shall include an investigation and assessment to identify the extent of any contamination and the measures to be taken to avoid risk when the site is developed. No building shall be occupied until the measures have been carried out and a validation report has been submitted to and approved in writing by the local planning authority.

Reason: To ensure any contamination on the site is remedied to protect the existing/proposed occupants of the application site and adjacent land. Relevant policy: Core Strategy policy CP1.

22. All of the residential units will achieve a minimum Code Level 3 for Sustainable Homes (or such national measure of sustainability for house design that replaces that scheme) or the equivalent relevant codes at the time of construction. No dwelling shall be occupied until a Final Code Certificate has been issued for it certifying that the Code Level stated above has been achieved and which has been submitted to the Local

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Planning Authority for approval.

Reason: In the interests of promoting sustainable forms of developments and to meet the terms of the application. Relevant Policies: Core Strategy policies CP1 and CP3.

23. Details of land drainage and surface water balancing works particularly addressing the need to ensure that there is no increase in rain water run off from the site, including details of the stage of the development at which the works will be brought into use are to be submitted to and approved in writing by the LPA prior to the commencement of the development on the site. The works shall be constructed and implemented in accordance with the approved details.

Reason: In order to ensure satisfactory provision is made. Relevant Policy: NPPF and CP

24. The western boundary fence, which forms the rear boundaries of residential properties which back onto the Public Right of Way, will be no higher than 1.2m and shall be retained as such in perpetuity.

Reason: To safeguard the amenities of the Public Right of Way. Relevant policy: Core Strategy policies CP1 and CP3.

25. Prior to the first occupation of the dwellings hereby approved a new pedestrian I cycle access gate will be installed on the boundary of the Public Right of Way and Wainwright Close and retained in perpetuity. This shall replace the existing stile.

Reason: In the interests of promoting sustainable forms of developments. Relevant policy: Core Strategy policies CP1, CP3 and CP6.

26. No development shall take place until the applicant or their agents or successors in title have secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation, which has been submitted by the applicant and approved by the planning authority.

Reason: The site lies in an area of archaeological potential, particularly in relatjon to the Iron Medieval and later periods, as demonstrated by the Berkshire Archaeology Historic Environment Record. The area has not been intensively studied and therefore it is possible that remains relating to earlier periods may also be present, indeed a small number of Prehistoric findspots are already known in the vicinity of the site. Relevant Policies: NPPF and Policies WHE10 and WHE12 and TB25 of the MOD (Local Plan).

27. Prior to commencement of the residential development, details of any external lighting on the site shall be submitted to and approved in writing by the local planning authority. Development shall be carried out in accordance with the approved details.

Reason: In the interests of amenity and protection of biodiversity. Relevant policy: Core Strategy policies CP1, CP3 and CP7.

28. Prior to the occupation of the dwellings hereby permitted details of secure and covered bicycle storage/ parking facilities for the occupants of the development shall be submitted to and approved in writing by the local planning authority. The cycle storage I parking shall be implemented in accordance with such details prior to occupation and

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shall be permanently retained for the parking of bicycles.

Reason: In order to ensure that secure weather-proof bicycle parking facilities are provided so as to encourage the use of sustainable modes of travel. Relevant policy: Core Strategy policies CP1, CP3 & CP6.

29. Prior to the commencement of the development hereby permitted, details of how the development will secure a 10% reduction in carbon emission above the minimum requirements of Part L: Building Regulations shall be submitted to and approved in writing by the local planning authority.

Reason: In the interests of promoting sustainable forms of developments and to meet the terms of the application. Relevant Policies: Core Strategy policies CP1.

C. That the committee authorise the Head of Development Management to refuse planning permission in the event of an 5106 agreement not being completed as outlined above within three months of the date of the committee resolution.

1. The proposal fails to demonstrate how the development will make satisfactory provision of the necessary infrastructure required through the cumulative impact of development within the SOL and therefore represents a piecemeal approach that does not accord with the overarching infrastructure approach envisaged in the Core Strategy. As such the proposal is likely to compromise the delivery of the necessary infrastructure within the North Wokfngham SOL and is contrary to policies CP4, CP6, CP10, CP20 and Appendix 7 of the Core Strategy and the Council's adopted North Wokingham SOL SPD and Infrastructure Delivery and Contributions SPD.

lnformatives

1. You are advised, in compliance with The Town & Country Planning (General Development Procedure) (England) (Amendment) Order 2000, that the following policies and/or proposals in the development plan are relevant to this decision:

National Planning Policy Framework (NPPF)

Adopted Core Strategy: CP1, CP2, CP3, CP4, CP5, CP6, CP7, CPS, CP9, CP10, CP11, CP13 CP14, CP15, CP17, CP20 and Appendix 7.

Submission Managing Development Delivery Development Plan Document (MOD Local Plan) December 2012: CC01, CC02, CC03, CC04, CC05, CC06, CC07, CC08, CC09, CC10, TB05, TB07, TB08, TB21, TB23, TB25 and SAL05.

North Wokingham Strategic Development Location SPD adopted October 2011. Infrastructure Delivery and Contributions SPD for the Strategic Development Locations adopted October 2011. Sustainable Design and Construction SPD adopted 2010

Wokingham Borough Local Plan (saved polices): WCC2, WLL4, WBE4, WBE5, WHE10, WHE12, WH4

Wokingham Borough Council Design Guide: Borough Guide Design SPD June 2012 Affordable Housin~ SPD adopted June 2011.

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The councils parking standards as set out within appendix 8 of the Local Plan Wokingham District Council as referred to in para. 4.38 of the adopted Core Strategy.

2. Section 106 Agreement This permission should be read in conjunction with the legal agreement under Section 106 of the Town and Country Planning Act (yet to be finalised) the contents of which relate to this development.

3. Mud on the Road Adequate precautions shall be taken during the construction period to prevent the deposit of mud and similar debris on adjacent highways. For further information contact Corporate Head of Environment on tel: 0118 97 4 6302.

4. On-Site Engineering Works (S38 Adoption) If it is the developer's intention to request the Council, as local highway authority, to adopt the proposed access roads etc. as highway maintainable at public expense, then full engineering details must be agreed with the Corp.orate Head of Environment at the Council Offices, Shute End, Wokingham. The developer is strongly advised not to commence development until such details have been approved in writing and a legal agreement is made with the Council under S38 of the Highways Act 1980.

5. Sustainability The applicant has made a commitment that the development will seek to achieve at least Code Level 3 of the Code for Sustainable Homes and Code Level 4 for the affordable housing units. Furthermore to the provision of on-site energy generation and to achieve a minimum reduction of 10% of total energy consumption through on-site renewable energy generation.

6. Local Labour The applicant is advised that the Council seeks that employers or developers within the borough commit to using local labour I contractors where possible. This should include:

• Advertisement of jobs within local recruitment agencies I job centres; • Recruitment and training of residents from the local area; • Seek tender of local suppliers or contractors for work.

PLANNING HISTORY Application ref: 0/2011/0699; which was a hybrid application and formed Phase 1 of the North Wokingham Strategic Development Location. It comprised;

A) OUTLINE APPLICATION FOR: The development of 274 dwellings, garages, driveways, car ports (total 557 parking spaces), internal roads, pathways, sub-stations, gas governor, the construction of a new access from Keephatch road and two new access points from Warren House road with associated amenity space, incorporating allotments (Matters for approval: Access and Layout).

B) FULLPLANNING PERMISSION FOR: 1) The laying out of an area of Public Open Space (informal) and a Suitable Alternative Natural Greenspace (SANG) on land west of Warren House Road (to serve the

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proposal phase 1 and future development at Kentwood Farm), including a car park (6 spaces), pathways, associated landscaping and pathway features.

2) The construction of a 3.5 metre high landform (noise bund) and 2.5 metre fence for a distance of 405 metres on the west side of Warren House Road and 635 metres on the East side of Warren House Road, parallel with the A329(M).

3) The erection of a sewage pumping station with interim access from the present access from Warren House Road.

This application was refused however subsequently approved by the Secretary of State in July 2012 under appeal reference; APP/X0360/A/11/2157754.

A Screening Opinion for an Environmental Impact Assessment (ref: S0/2011/1831) for a proposed development of up to 33 dwellings with car parking and open space was previously submitted. It was determined that no environment impact assessment was required given scale of development and as there was no evidence of significant impact on sensitive landscape or historic I archaeological interested on the site or immediate area.

Also of relevance to this application is a refused application at 65 Plough Lane (planning ref: F/2011/0182/ appeal ref: X0360/A/11/2152037/NWF) for proposed erection of two 4 bedroom detached dwellings with associated access, landscaping and parking.

Application ref: F/2007/2517; at Plough Farm for the erection of 150 dwellings with vehicular access from Binfield Road together with open space. This was approved (The Carillons).

A scoping opinion (ref: S0/2007/2997) was undertaken for 2500 dwellings, community centre, medical centre, retail centre, nursery and primary school. This set out the requirements of the environmental statement for development within the SOL.

SUMMARY INFORMATION Site Area Number of residential units Affordable Housing Parking Numbers

Approx. 1.2 ha 30 11 86

CONSULTATION RESPONSES • Berkshire

Archaeology:

• Countryside Officer and Public Open Space:

Potential archaeological implications as prior evaluation has demonstrated deposits in the area. Therefore a phased programme of archaeological evaluation prior to the construction of houses is recommended to identify, characterize and record/preserve any hitherto unknown buried heritage assets within the development site.

No objection in principal subject to adequate contributions towards Country Parks, Biodiversity, Public Open Space and SANG provision.

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• Countryside Access Officer I Public Rights of Way

• Environmental Health:

• Education Services

• Environment Agency:

• Highways and drainage

The PRoW (Footpath Wokingham 16) needs to be retained and the development should include suitable planting and a low fence to rear of housing to maintain security. Concern over narrowing of route, reasonable width of the highway would be 2.5m and it is important to maintain hedge to prevent it encroaching onto the path and reducing the width of the path.

Contribution towards surfacing of the PRoW on Wainwright Close is acceptable.

No objections subject to conditions relating to scheme to deal with any contamination arising and hours of operation (8.00am -6pm Monday to Friday and 08.00am to 1 pm on Saturdays, and at no time on Sundays, Bank, or National Holidays) and scheme to deal with potential contamination.

Contributions primary and secondary schooling, Post 16 and SEN necessary.

No objection to the proposed development.

The scheme is located in Flood Zone 1 (low probability) and whilst development may be appropriate in Flood Zone 1, paragraph 103 (footnote 20) of National Planning Policy Framework (NPPF) sets out a Flood Risk Assessment (FRA) should be submitted for all developments over 1 hectare in size.

An FRA has been submitted in support of the proposed development which is appropriate subject to advice on surface water flooding.

No objections subject to conditions and agreement of a S106 package that accords with the existing Infrastructure Delivery Plan for the NW SDL. This should include contributions towards the Northern Distributor Road (NDR).

Highway Design and Parking The application drawings have been amended removing the proposed rumble strips and providing room for additional car parking opposite houses 581 and 482.

The access, whilst tight from Carina Drive through Libra Crescent, is acceptable for the proposed level of development. Appropriate visibility can be achieved at the junction.

The parking arrangement is in accordance with the Council's parking standards and includes one space per dwelling (affordable units); 86 allocated car parking spaces are to be provided. Some of the properties are shown to have long driveways which accommodate tandem parking but will not interfere with the footpath or highways. These could accommodate more car parking than the stated amount if

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required.

Traffic Impact A vehicle trip generation assessment has been carried out (AM and PM peak hours). It was determined that the proposed residential development is likely to generate an additional 16 vehicle movements in the AM peak hour (0745-0845) and PM peak hour (1700-1800). This is not considered to impact significantly on the highway network.

Sustainability and Travel Plan The proposal includes sheds in all rear gardens which will accommodate cycle parking. This is an acceptable approach to the storage of cycles and in accordance with standards.

The site is located within the North Wokingham Strategic Development Location (NWSDL) as identified within the Core Strategy policy CP20 and the SPD for the SOL. As such, there is a requirement to contribute to the wider SOL packages on a roof tariff basis which has been agreed by the developers.

The travel plan proposes a 10% reduction in single occupancy car trips over a 5 year period. The boroughs aspiration is for a reduction in 7.8% which is considered to be a more achievable target for the development. Should the targets not be meet at the end of the 5 year period, as set out in the WBC Residential Travel Plan Guidance, there will be a requirement to continue with an additional annual monitoring report for a further 2 years with results reported to WBC.

The TP indicates that the residential travel plan packs to 100% of the households on Plough Lane site including the existing Carillions development within 3 months of the first occupation of the development. This is considered acceptable.

Section 106 Agreement A Draft Heads of Terms (DHoT) has been submitted by the developer for WBC to consider. A number of items still need to be agreed prior to finalising the S1 06 which include:

• Travel Plan Costs: The DHoT identifies a total cost of £48,000 although the Travel Plan cost document identifies a total cost of £63,400 + associated penalty costs subject to failure to meet targets. Further details on the discrepancies are required.

• Agreement on the contribution to strategic highway improvements including Railway Station Improvements, Station Link Road and Coppid Beach Park and Ride.

• A contribution of £3,000 to upgrade the existing Public Right of Way (PRoW) which is acceptable.

• A contribution will be required to the delivery of either the

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• Highways Agency

• Housing

• Landscape and Trees:

• Natural England:

• English Heritage

• NHS I Primary Care Trust

Partial or Full Northern Relief Road.

No objection.

Acceptable in principle provided:

To meet the requirements of Policy CP5 of the Core Strategy, a minimum of 35% of the total number of net units should be provided on-site as affordable housing. This would equate to 11 units. All of the affordable housing units should be built to Homes and Communities Agency Design and Quality Standards and be transferred to one of the Council's preferred Registered Provider (RP) partners or Local Housing Company for a price that will enable the RP or Local Housing Company to deliver the affordable housing without the need for public subsidy.

The Council is also willing to consider a commuted sum in-lieu of some on site provision, should the applicant wish to put forward such a proposal for negotiation.

Concern over poor relationship with the adjacent countryside, public footpath and with existing dwellings on Buttercup Close on the eastern boundary. However this can be overcome by appropriate conditions.

No objection in principle to the use of the nearby SANG however requires agreement to ensure permanent delivery of the SANG and SAMM payment.

No comments.

Contributions required in accordance with the formula. Need for larger facilities within Wokingham due to the population expansion.

• Royal Berkshire Requirement for the applicant to provide suitable private fire Fire and Rescue hydrants. Service:

• Sport England No comment.

• Thames Water: No objection.

• Scottish and No response at time of writing. Southern Energy

• Southern Gas Points out the presence of gas pipes in the area. Networks

• Ramblers Object should development fence in the PRoW creating a tunnel Association affect which could lead to anti-social behaviour. PRoW could be

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REPRESENTATIONS

integrated into the development for the benefit of all users being left open as a feature and making the environment safer and more pleasing to residents and users.

22 letters of correspondence received objecting to the proposals on the original submission and revised proposals, summarised as follows:-

Application does not provide comprehensive coordinated approach to the provision of infrastructure- No lOP submitted; Overdevelopment of site; Existing infrastructure is already overburdened, schools at capacity, roads etc. Traffic from development will result in increased congestion along Plough Lane, London Road and other local roads; No right turn from Plough Lane onto London Road causes significant traffic and will result in accident from people turning; Increased traffic will result in danger to pedestrians - no pedestrian crossings and pavement along Plough Lane; Reduction in road speed limit on Binfield Road at the entrance to the main site required as 'The Carillons' access is dangerous; Loss of privacy and amenity from overlooking; Loss of light; Development will be overbearing upon existing residents; Increase noise and loss of amenity to existing residents; Construction will result in loss of amenity from dust, noise and disturbance; Impact upon Public Right of Way, layout with houses backing onto PRoW will result in security and anti-social issues by creating alleyway; PRoW should run through the development site not adjacent the rear of properties along Wainwright Close; Loss off green space from around Wokingham and green gap between Bracknell and Wokingham; Poor public transport links - poor bus service; Impact upon local wildlife and ecology; Play area on The Carillions has not opened;

- Access onto Carina Drive and Libra Crescent is dangerous -visibility and narrow carriage way. Vehicles parking on roads make access to site difficult.

Other non material planning considerations were raised by neighbours.

Wokingham Town Council- Objection on the following grounds:

• Inadequacy of the proposed road width for traffic generated by this development and any future development to the east • Lack of a turning circle for large vehicles • The impact of construction traffic on existing residents • The junction between Plough Lane and London Road is inadequate for the increased volume of traffic • Erosion of the gap between settlements.

Malcolm Richards (Norreys) requested application be listed for planning

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committee

Aware that the number of homes requested (30) is already permitted by the northern SOL approvals but feel that there are other issues which need to be raised and discussed, including:

• On-site roads layout, width, parking and turning aspects (widths & areas being suitable for "forward direction" entry & exit for large vehicles).

• Interfacing/integration with other local traffic routes (to avoid congestion at key junctions).

• Construction vehicles (access routes, parking & unloading, work times and noise avoidance).

• Concurrency with other major local developments (trying to avoid severe clashes of current+ increasing "normal" traffic with increasing construction traffic).

• Setting synchronised milestones to match development with essential related infrastructure (eg. traffic lights or roundabouts, temporary entry & exit points etc).

• Advance consideration of traffic routes for likely future expansion around this site (Bellway mention potential future expansion nearby).

• Provision of local play parks and other agreed facilities on time, rather than much delayed provision. The Carillons site still awaits play park opening.

North Wokingham Consortia No objection in principle.

"It is clear that the site is identified for housing as part of the 'Masterplan' NWSDL SPD, as part of the wider Core Strategy requirement for 'around' 1,500 dwellings in the NWSDL (to 2026). To date, 150 dwellings at Plough Lane and 274 dwellings at Kentwood Farm benefit from planning consent. The proposed 30 dwellings will therefore contribute to the balance of 'around' 1,076 dwellings (+/- 1 0%).

"The Kentwood Farm development obtained consent from the Secretary of State following Public Inquiry on the basis of an agreed Infrastructure Delivery Plan ('lOP') which had been prepared by the Consortium. We have shared this with the applicant's agent White Young & Green and understand that they wish to agree a Section 106 Agreement broadly in accordance with the IDP (November 2011 version). The IDP was based on the delivery of 1,320 dwellings on Consortium land, however, we see no issue in adapting it for the purposes of judging the infrastructure impacts and mitigation for the proposal.

We therefore believe that the Kentwood Section 106 (Unilateral and Bilateral) should form the starting point from which to base the Section 106 for the development. As you know, Wokingham Borough presently is unable to demonstrate a five year supply of housing, as confirmed by both the Kentwood Farm and Shinfield Appeal decisions. The Consortium would therefore encourage continued use of the IDP as a positive mechanism from which to enable further housing delivery in the NWSDL on an expedient basis.

Kentwood IDP contributions are based 1,320 dwellings and not inclusive of Bellway's 30 dwellings. This was essentially because Bellway are not part of the North Wokingham Consortium. Nonetheless, the 30 dwellings are part of the NWSDL (as per the Core Strategy) and will have associated impacts (cumulatively)_. Therefore NWC are of the

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view that the 30 dwellings must pay a fair share (in accord with the NPPF/ CIL Reg 122 etc."

PLANNING POLICY National Planning Policy Framework (NPPF)

Adopted Core Strategy: CP1, CP2, CP3, CP4, CP5, CP6, CP7, CPS, CP9, CP10, CP11, CP13 CP14, CP15, CP17, CP20 and Appendix 7.

Submission Managing Development Delivery Development Plan Document (MOD Local Plan) December2012: CC01, CC02, CC03, CC04, CC05, CC06, CC07, CCOS, CC09, CC10, TB05, TB07, TBOS, TB21, TB23, TB25 and SAL05.

North Wokingham Strategic Development Location SPD adopted October 2011. Infrastructure Delivery and Contributions SPD for the Strategic Development Locations adopted October 2011. Sustainable Design and Construction SPD adopted 201 0

Wokingham Borough Local Plan (saved polices): WCC2, WLL4, WBE4, WBE5, WHE10, WHE12, WH4

Wokingham Borough Council Design Guide: Borough Guide Design SPD June 2012 Affordable Housing SPD adopted June 2011.

The councils parking standards as set out within appendix 8 of the Local Plan Wokingham District Council as referred to in para. 4.38 of the adopted Core Strategy.

PLANNING ISSUES The Site and Surrounding Area

1) The application site comprises 1.2 hectares of land and is situated adjacent and to the south of the existing housing development at Plough Farm known as 'The Carillons'. The site is located approximately 2km to the east of Wokingham town centre and is within the North Wokingham Strategic Development Location (SOL), as identified within Core Strategy Policy CP20.

2) The Core Strategy proposes approximately 1500 new homes within the North Wokingham SOL. The SOL comprises two main development areas, one located at Matthewsgreen and one to the north of Wokingham town at Kentwood Farm. These two sites are identified to deliver approximately 1320 new dwellings.

3) The application site forms part of a Local Plan housing site allocation (Local Plan Policy WH4) comprising 180 units in total, of which 150 houses have been constructed ('The Carillons'). The 30 units proposed on the application comprise the remaining allocation.

4) The site currently consists of open agricultural land and a mixture of trees ranging in terms of maturity and type. The topography of the site is relatively similar throughout. The application site will be accessed from Binfield Road though Carina Drive, The Carillons.

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5) Directly adjacent and to the west is Buttercup Close development which was constructed in the 1990's. This contains a children's play area and small public open space which abuts the application site. To the south is Wainwright Close. Both of these residential developments back onto the application site. Their boundaries are formed by fencing. To the east of the site is agricultural land and the A329(M) beyond.

6) The nearest existing neighbourhood centre is on Bean Oak Road which is located approximately 1 km away from the site. This comprises a small parade of shops. Keephatch Primary School, Ashridge Nursery and All Saints Primary School are also located in this area. St Crispins comprehensive school (11-18) is located to the south along London Road.

Proposal

7) The proposal is for the erection of 30 houses and associated access, parking, landscaping and open space. The development proposes a range of two storey houses which are similar in appearance to the neighbouring residential developments, formed by a mixture of detached and semi-detached houses and small terraces. Parking is provided in garages, to the front of the houses and on-street. There is a public open space area located on the entrance to the site which will contain some significant trees which are to be retained.

8) The main vehicular access is off Binfield Road through The Carillons. There are two pedestrian accesses proposed through The Carillons and access onto the Public Right of Way which runs along the southern boundary of the site adjacent to and running into Wainwright Close and linking to London Road.

9) Landscaping is proposed throughout the development site via retention of existing trees where possible and new planting. The layout retains the Public Right Way and enhances it through planting and provision of lower rear boundary fence to ensure overlooking and provide security. There is also opportunity to remove or reduce the height of the boundary fence with Buttercup Close to create a larger open green area for both sets of residents once the development is completed should this be desired.

10) Affordable housing provision is proposed at 35% (12 units).

Policy and Principle of development

11) The requirement for new housing is supported by Core Strategy Policy CP17 which seeks the delivery 13,230 new homes by 2026.

12) On the basis of the need to provide new housing Wokingham Borough responded by identifying four Strategic Development Locations in the Wokingham Core Strategy (each with an SPD). The concentration of the majority of houses in four locations enables not only the delivery of houses but also importantly, the delivery of associated infrastructure.

13) In the Core Strate y Examination in Public, the Inspector stated that the

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overall strategy of concentrating new dwellings in four key locations was the most "suitable and balanced way forward" and would enable the provision of fully funded social, environmental and transport infrastructure. He also stated that sites within the SOL boundary, which are to be developed, should not be specified in the Core Strategy but should be determined through a master planning process which is to be approved as SPD, as endorsed by the Inspector at paragraph 3.19 of the Adopted Core Strategy. It is important to note that the Strategic Development Locations were considered the best way to ensure for the delivery of sufficient high quality houses and importantly the delivery of the necessary infrastructure as part of this.

14) The application site is an allocated housing site within the Local Plan (Policy WH4) and located within the North Wokingham Strategic Development Location (SOL). Therefore the broad principle of development in this location has been established and is considered is acceptable.

15) It is the Council's position that the SOL sites are treated as a single development site and not simply an area comprising of a number of different development sites. This approach is intended to provide a coordinated approach to the provision of infrastructure for the new residents in North Wokingham. The SOL approach is that the location of facilities, dwellings and infrastructure within the SOL is to be determined by the overarching Infrastructure Delivery Plan (lOP). This approach was supported at the Core Strategy Examination in Public (EiP) and by the Secretary of State (SoS) at the Kentwood appeal and agreed by the Consortia as part of their lOP.

16) The Core Strategy I SPD's envisage that development would be delivered through a phased and co-ordinated approach which would allow for a comprehensive development of the whole SOL where facilities and infrastructure are provided in hand with houses.

17) Policy CP20 of the Core Strategy is the policy within the Adopted Core Strategy that specifically deals with the North Wokingham Strategic Development Location.

18) Policy CP20 states:-

Within the area identified at North Wokingham, a sustainable, well designed mixed use development will be delivered by 2026 including:

1) Phased delivery of around 1,500 dwellings including affordable homes in accordance with policy CP5;

2) Appropriate retail facilities; 3) Appropriate employment located west of Twyford Road, north of

Matthewsgreen Farm and east of Toutley Industrial Estate; 4) Social and physical infrastructure (including provision for one new primary

school if required); 5) Measures to maintain separation from Binfield/Brackne/1 and Winnersh; 6) Necessary measures to avoid and mitigate the impact of development

upon the Thames Basin Heaths Special Protection Area in line with Policy CPB to meet the requirements of the Habitats Regulations and in accordance with Natural England's latest standards. This will include

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sufficient Suitable Alternative Natural Greenspace (subject to monitoring of the quality and quantity standards).;

7) Improvements to transport capacity along the A321 and A329 including the provision of a new route from the A329 (near the M4 over-bridge) to the vicinity of the Coppid Beech roundabout;

8) Measures to improve accessibility by non-car transport modes along the A321 and A329 corridors; and

9) Measures to improve access by non-car modes to Wokingham town centre (including the station interchange).

The development will be guided by a Development Brief Supplementary Planning Document produced with the involvement of stakeholders including all interested landowners in the area covered by the Strategic Development Location as defined on the Proposals Map.

A co-ordinated approach to the development of the Strategic Development Location wi/l·be required to deliver the necessary infrastructure, facilities and services to meet the needs of the expanded community.

Strategic Development Location SPD

19) The SOL Supplementary Planning Document (SPD) for North Wokingham (NW SOL) was originally adopted in 2010 and again in October 2011 following reconsultation following on from the Southern Parishes Planning Group challenge with the High Court with respect to the validity of the adopted SPD's in January 2011.

20) The SPD supports the Council's Spatial Vision and the approach was generally accepted by the Inspector I SoS and Consortia (Crest Nicholson, Bovis Homes and Gleeson Homes) during both the EiP and Kentwood appeal.

Infrastructure

21) The Infrastructure Delivery and Contributions SPD (ID SPD) sets out the necessary infrastructure, phasing, funding and planning obligations required to allow for the sustainable development of the SOLs. The SPD advises that the means of delivery should be provided by the developers of the SOLs as part of the development. It advises that any works will be calculated on a proportionate cost of the development basis and where off site works are required these will necessitate pooled contributions for the works.

22) The ID SPD has been supplemented by the IDP submitted at the Kentwood appeal which provided more detail and certainty to the cost and delivery of some items of infrastructure and also by studies being undertaken by the Council such as Open Space Audit, Cantley Masterplan and NOR study.

23) As advised the main aim of the SOL SPDs is to ensure that development goes hand in hand with the provision of essential physical and community infrastructure. The key infrastructural requirements identified at North Wokingham are;

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• Provision of Northern Distributor Road (or sometimes referred to as the Relief Road) (NOR). The NOR allows for three options to ensure the highway network continues to function which include online improvements only, partial NOR with new junction at Ash ridge or full NOR which extends road to Coppid Beech roundabout;

• Provision of park and ride and interchange improvements at Coppid Beech roundabout;

• Improved pedestrian, cycle and bus links throughout the SOLs and to the Town Centre;

• Provision of Station Road link; • Station Improvements; • Contributions towards southern distributor road; • M4 Junction 10 improvement works; • Provision of new Primary School; • Expansion of existing Secondary School; • Special Educational Needs, Early years and childcare provision

contribution; • New Community Centre (GP surgery, community facilities, meeting rooms,

retail etc); • Two drop in Neighbourhood Police I Management facilities; • Contribution to Library provision; • Expansion of existing Children's Centre; • Sports facilities (Cantley); • Need for enhancement of retail facilities at existing centres at Clifton

Road, Bean Oak Road and Ash ridge; • Housing Provision (35% affordable, wheelchair assessable etc); • Expansion ofToutley Industrial Park (to NW of SOL); • Provision of SANG I Country Parks; • Open Space and play areas; • Allotments and Public Rights of Way; • Sustainable provision (SUD's, renewable) • Provision of Noise Bund

24) In considering development, both the Core Strategy and SPD's advise that the Local Planning Authority will seek an overarching lOP for sites within the SOL's in order to deliver the infrastructure requirements.

25) The principal of this approach was agreed by the Inspector and Secretary of State at the Kentwood appeal and the Consortia within their submission of the lOP. It was also agreed by the Inspector at 65 Plough Lane for two new dwellings within the NW SOL. As such any lOP sho.uld consider and put forward a method of apportioning costs towards highways and transport, community buildings, affordable housing, schools, open space and SANG which are required within the SOL's.

26) The applicant has submitted a draft Infrastructure Delivery Plan (lOP) and draft S106 which outlines an agreed heads of terms list of the infrastructure required. The heads of terms are considered acceptable but given the complexities of calculating the costs involved and setting out a fair and reasonable scheme of apportioning out the infrastructure costs, in particular the costs associated with the NOR and Sports I Leisure, officers are

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continuing to negotiate with the applicant to agree the sums involved.

27) It is considered that subject to agreement of the overall cost package, which needs to be fair and reasonable in accordance with Community Infrastructure Levy regulations, the proposals will deliver the necessary infrastructure which is required and relevant to this application site within the SOL and would not prejudice delivery of the infrastructure within the SOL

Kentwood Farm Appeal Decision and Outcome

28) The Council was unable to secure an overarching outline application I masterplan and legally binding framework between all landowners and developers for the whole of the NW SOL at the Kentwood appeal. However the Inspector I SoS agreed with the Council in respect to the broad principals set out within the Core Strategy and SPO's, that is for a coordinated approach to the delivery of infrastructure to go hand in hand with housing delivery.

29) Most notable was the Inspectors criticisms that the Council had failed to set out a roof levy as was proposed at the EiP and/or to undertake the work to establish the costs involved for the delivery of essential pieces of infrastructure such as the NOR The Inspector agreed that the Kentwood scheme I IDP had done enough to ensure that their development (274 dwellings) had sufficiently mitigated against its own impacts and would not compromise the delivery of the whole SOL or significantly harm the local area subject to various works. For this reason, the infrastructure and costs put forward by Crest at the appeal were considered appropriate as there was no evidence to demonstrate otherwise put forward by the Council.

30) The Inspector I SoS in their report advised that the Council needed to undertake this work to demonstrate what pieces of infrastructure was both required and necessary. With particular reference to the NOR, the Council needed to demonstrate which option (partial or full NOR) was necessary to mitigate the impacts of the NW SOL developments upon the highway network. The Inspector's view was that the Council's modelling would need to demonstrate that the NOR was necessary and directly related to the development of either; the NW SDL alone or the NW SOL together with one or more other SOLs. The Inspector also advised that the Council needed to demonstrate through its modelling that the full NOR is required for the purposes of achieving nil detriment, that is the NOR is required to ensure that the traffic growth with the NW SOL development is no worse than it would have been without the development of the SOL rather than betterment of the existing situation.

31) Since the decision the Council has undertaken work to establish the above. In terms of highway impacts the Council has undertaken a North Wokingham Highway Study. The findings of this study are set for public consultation over the next few months and show that the full NOR option is required and the most achievable I deliverable route compared with the partial NOR (including the Ash ridge Interchange) and other online junction improvements.

32) The Council has also undertaken a borough wide Public Open Space audit which reviews s orts and leisure facilities within the borou h. Part of this

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included a draft Cantley Masterplan consultation paper. The Cantley paper looks specifically at North Wokingham in terms of what are the issues related to the SOL development and proposes various options and attributes high level cost's based on Sport England's guidance associated with providing sports facilities in order to mitigate the impacts of the developments within North Wokingham

Character and appearance and impact upon the area

33) The NPPF stresses the importance of supporting strong, vibrant and healthy communities by providing the supply of housing required to meet the needs of present and future generations; and by creating a high quality built environment. One of the Core Planning guiding principles is to seek high quality design and a good standard of amenity for all existing and future occupants of land and buildings. The NPPF advises that Local Planning Authorities should resist inappropriate development where development would cause significant harm to the local area.

34) The NPPF requires good design (section 7) and advises that it is important to plan positively for the achievement of high quality and inclusive design for all development and that permission should be refused for development of poor design that fails to take the opportunities available for improving the character and quality of an area and the way it functions.

35) Policy CP1 of the Core Strategy states that planning perm1ss1on will be granted for schemes which maintain or enhance the high quality of the environment.

36) Policy CP3 of the Core Strategy requires that development must be appropriate in terms of its scale of activity, mass, layout, built form, height, materials and character to the area in which it is located and must be of high quality design without detriment to the amenities of adjoining land uses and occupiers.

37) Appendix 7 of the Core Strategy states that architectural design should be of high quality and distinctive, while the SPD states that the prevailing character of the area should be maintained and enhanced. This requires a sensitive approach to the location of development, which should be informed by the existing typologies.

38) The adopted Borough Design Guide follows on from this and promotes good design and development set within appropriate locations. It seeks that developments do not cause harm to the character of the local area or the amenities of neighbouring properties.

Design and Layout

39) In designing the scheme, it was necessary to identify and consider a number of key site considerations or constraints comprising impact upon neighbour amenities, landscape, countryside, access to the site, Public Right of Way (PRoW) and the scale and appearance of the scheme.

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40) The Design and Access Statement submitted advises that the development would integrate and generally reflect the existing local form. Officers agree with this approach given the scale of the development proposed and as the development forms an extension to the adjacent Bellway development. The design of the development is one of modern traditional housing design in terms of the dwellings appearance, comprising brick I render elevations with clay tiled roofs which will be controlled by condition (condition 3). It is considered that the Design and Access Statement and associated plans have considered the above constraints and indicate that the proposed layout, density and design appear to be of a relatively good standard. The scheme proposes a good range of house types and scales comprising detached, semi-detached and small terraces of houses which break up the appearance of the scheme. The scheme also comprises detached and attached garages and on-street parking with an area of parking to the south. The treatment of this area in particular needs to be carefully considered and landscaped to break up the visual impact of the hardstanding expanse (conditions 14 -18). As it is considered that all planting in public areas needs to be carefully considered to ensure the appearance of the scheme is successful.

41) The scheme incorporates a public open space area upon entering the site which adds benefit to the development by retaining some of the more significant trees and helps to reduce the impacts upon the neighbouring existing developments.

42) The applicant revised the scheme following officers concerns and the layout responds to most of the criticisms made by officers. For example, the PRoW which runs along the southern boundary of the site will be overlooked by the proposed new houses, additional land has been retained for landscaping along the boundaries to help screen and soften the visual impact of the new development into the local environment and the parking areas have been amended to ensure vehicles will not overhang footpaths.

43) It is considered that the proposed design and layout reflects the appearance of the neighbouring existing developments, in particular The Carillons development to which this site forms an extension. Materials and landscaping will be conditioned to control their appearance. There will be an impact upon the existing developments however separation distances are maintained and additional landscaping can be planted where required to help soften the developments impact.

44) On this basis and given the site allocation and scale of the development, it is considered that the proposal would not have a significant detrimental impact upon the character and appearance of the wider area and is therefore considered acceptable.

Neighbour Amenities

45) As advised whilst the principle of new dwellings in this location is considered acceptable, the specific impacts of the proposal on the amenities of existing neighbouring properties and the character of the surrounding area must be carefully considered.

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46) It is acknowledged that any development here will impact upon the amenities of the existing residents adjacent. However as the proposal is an allocated housing site (WH4) the issue is to limit these impacts as best as possible.

47) Importantly the siting of the buildings on the plot means that the properties are set off the boundaries. This provides opportunity for planting along the boundaries to help screen and soften the impact upon the neighbouring developments.

48) On the western boundary with Buttercup Close, the proposed new dwellings orientation means that their side elevations face onto this boundary. The properties on Buttercup Close mostly back onto the application site, except for Nos. 7 and 12 which are orientated side on. The siting of the proposed dwellings means there· is approximately a 5m gap retained to the boundary from the new buildings and approximately 11m to the side of No. 7 and approximately 17m to the rear of No.1 0 Buttercup Close. This is broadly in accordance with the adopted Borough Design Guide SPD and is considered an acceptable impact.

49) It is considered important to ensure that the privacy of the properties which back onto the application site is retained and in particular to those backing onto the public parking area. For this reason no new windows should be permitted in the side elevations of the new dwellings and where necessary suitable landscaping will be introduced and existing planting enhanced to increase sense of privacy and limit the sense of overlooking and enclosure along this boundary (condition 5). It is considered that this would help to reduce the impact of the development on the adjacent properties on Buttercup Close.

50) In terms of the relationship with the properties on Wainwright Close, No. 4 Wainwright Close is side onto the application site while the remaining three properties back onto the site. A Public Right of Way (PRoW) runs along this boundary to the rear of Wainwright Close which needs to be retained. The proposals retain a gap of approximately 19m from the new dwellings to the side of No. 4 while the back to back relationships (Nos. 1, 2 and 3) are approximately 21m.

51) In order to help increase the sense of privacy for both the new properties and those existing on Wainwright Close, larger trees will be introduced to the rear gardens of the development along the rear boundaries with the PRoW. This will help screen the developments from one another and also help with providing a sense of privacy. As the proposed new dwellings back onto the PRoW, their rear boundary fences will be restricted to maximum height of 1.2m to ensure there is adequate surveillance of the PRoW (which will be 2m in width). The rear of these properties will also have a hedge along the rear boundary to help with security.

52) Overall the relationship between the new and existing neighbouring developments is considered to be acceptable. It is considered that the development will not result in significant issues relating to privacy, loss of light or overbearing due to the proposed layout, building heights and the separation distances between properties involved. Whilst it is acknowledqed

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there will be some increase in overlooking and loss of privacy from the new development, the levels of overlooking are not considered to be significant given to the urban setting and the proposed relationships and distances between the neighbouring properties are not significant enough to warrant refusal of the application on this basis.

53) As advised above, it is important to control windows from being inserted in the side elevations of the properties adjacent Buttercup Close and to ensure that adequate boundary landscaping is introduced to help screen the developments. On this basis it is considered that the relationship between the proposed new dwellings and the neighbouring properties is broadly in accordance with policies and the principles set out within the Core Strategy and Design Guide and as such the development is therefore acceptable subject to conditions.

54) With respect noise and disturbance from construction, it is recommended that an hours of work condition be imposed (condition 20) to prevent disturbance outside of normal working hours.

Amenities of future occupiers

55) In terms of amenity areas, the proposals all include private rear garden areas and there is an area of public open space on the entrance to the site. The site also benefits from the open space areas on the neighbouring development site and the nearby SANG I woodland on Binfield Road which can be readily accessed by future residents. It should be noted that most of the proposed gardens are in compliance with the Borough Design Guide's criteria for garden sizes (11m) with the exception of the properties which back onto the Public Right of Way (PRoW). These will have smaller gardens, between 9m and 1Om to accommodate the PRoW which runs along this boundary and must be retained. Re-routing of the PRoW through the site was considered in order to try and afford these properties with larger gardens however this option was considered to be impractical as the process for re-routing offers no guarantee of approval according to advice obtained from the Countryside Officer. To provide overlooking of the PRoW these properties will comprise lower rear boundary fences which will help to retain a more open feel to their gardens.

56) With respect to the Council's Design Guide, this outlines floorspace standards for new housing. The development is broadly in accordance with these guidance however more importantly the internal layout of the houses are designed to provide practical living accommodation. On this basis no objection is raised.

57) It is considered the proposal would offer good levels of amenity and privacy and as such is considered to be acceptable. '

Landscaping

58) The applicant has submitted a Landscape Masterplan and Arboricultural survey in support of their submission. This shows larger trees to be retained and new lantin as art of the develo ment As advised it is considered

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important to enhance and screen the development through planting in order to ensure its success.

59) The Council's Tree and Landscape Officer originally raised concerns over the poor relationship in terms of landscaping with the adjacent countryside, public footpath and with existing dwellings on Buttercup Close on the eastern boundary however did not raise objection against the principle of development on the site provided landscaping is controlled by condition.

60) Following some revisions to the scheme, subsequent assessment of the layout appears to demonstrate that there is adequate space available for tree planting within the site. It is important that sufficient space is maintained around trees to allow for adequate protection for new trees during construction and to ensure their survival in the long term. It is considered that the landscaping can be controlled via condition (conditions 14- 18).

61) There is also no objection to the removal of the trees identified for felling as these are considered to be low quality trees which do not merit a tree preservation order. In any case these will be replaced with more suitable species. However the significant trees in and around the site will need tree protection to ensure their protection during construction. As advised it is particularly important to retain trees and enhance the landscaping the boundaries to help with screening of the development.

62) Therefore it is considered that the proposals would not cause significant harm to the local environment or visual amenities of the local area subject to adequate tree protection and replacement planting. As such the proposals are compliant with the relevant policies and guidance.

Overview of applicants approach to provision of infrastructure and services

63) Given the scale and location of the development, it is acknowledged that the scheme for 30 units would have limited impacts on the wider area. However as the development is located within the SOL, the applicant is required to enter into an Infrastructure Delivery Plan (IDP) in accordance with the approach outlined within the Core Strategy and adopted SPD's. This requires all developments within the SOL to contribute to the wider infrastructural requirements by means of an apportionment between the developers in NW SOL.

64) It is considered that the Core Strategy, SPD's and the Kentwood Farm lOP should form the starting point for the applicant's IDP in terms of what is required and apportioning the costs for infrastructure to mitigate the developments impacts. Supplementing these are additional studies or work undertaken which also need to be considered such as Public Open Space Audit, Cantley Masterplan, highways modelling and studies. The IDP will be assessed in accordance with the CIL tests and any mitigation should be attributed to the development in a fair and reasonable manner.

65) The submitted S106/IDP outlines what works and contributions are required to mitigate the effects of the proposed development. However as advised the detailed costin sand how these will be a portioned is still bein ne otiated.

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Highway Provision I Approach

66) Policy CP20 of the Core Strategy seeks improvements to transport capacity along the A321 and A329 and the provision of the Northern Relief Road. The proposed Northern Distributor Road (NOR) route, as outlined in the NW SPD, runs from the A329 (near the M4 over-bridge) Forest Road in the west, through the SOL development and eventually to Coppid Beech Roundabout, where a park and ride is likely to be located. As advised the highway study has identified the preferred option (most deliverable) as being the full NOR. The detailed alignment needs to be determined and this will form the next phases of the North Wokingham Highway Study. This would link Forest Road through the SOL to Coppid Beech.

67) Appendix 7 clearly sets out the principles that should be achieved by the SOL approach:

"Development should be integrated into the existing town through connections to the existing highway network, and through the provision of a network of streets around the outer edge of the town, in order to disperse wider traffic movement and allow for direct journeys, thus supporting the feasible use of more sustainable modes of travel, including buses.

These new connections should be planned and designed as high quality residential streets, defined by development frontage. Their primary role will be for local movement.

In particular, direct pedestrian and cycle access to the proposed Park & Ride facilities at Coppid Beech and any other public transport interchanges within or near to the site should be provided to facilitate more sustainable movement across a wider area. These will need to take into account various opportunities along the current A329(M) corridor which are currently under consideration".

Connections with the existing highway network should be provided for higher and lower order streets to ensure a high degree of integration with the existing town, to help disperse traffic movement and to facilitate public transport movement through the site. This will tie in to the Council's town centre traffic reduction scheme and reduce the need for residents living in the vicinity of the North Wokingham SOL to drive through the town centre in order to access local strategic highways.

An internal network of Greenway routes should be provided to connect to existing routes within the town and to provide safe routes for primary and secondary school children. Where possible, existing cui-de-sacs should be opened up to connect into this network.

Easy and safe access to the Park & Ride facility at Coppid Beech and any of public transport interchanges within or near to the site should be provided. These will create opportunities for the new and existing communities to 'walk and ride' and 'cycle and ride' to Brackne/1, Reading and national rail links at Wokingham station.

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Easy and safe access to the new park and ride must be provided to create an opportunity for 'walk and ride' and 'cycle and ride'.

Facilities and stops for local bus services to link to Wokingham town centre and mainline railway station should be provided.

A Personalised Travel Planning Service should be delivered for new home owners to inform them of their transport options.

Improvements to transport capacity along the A321 and A329 could include a variety of measures such as: -

i) widening the existing highway; ii) provision of bus lanes; iii) signalisation of junctions; iv) delivery of new sections of road connecting into the existing network such

as an additional junction on the A329(M); and v the provision of improvements to permeability east-west in a route north of

Wokingham Centre from the M4 over-bridge to Coppid Beech. Any measures will need to be modelled to ensure it is an effective solution and should be capable of delivery at an appropriate time in the delivery of the development".

The Inspector at the Inquiry found this approach to be sound and stated that he considered that the development of North Wokingham could not be achieved without the Northern Relief Road. Para. 5.41 of the Inspector Report on the examination of the Core Strategy, states that;

"From my knowledge of the area and residents' comments, it would be surprising if the addition of a large number of new homes did not put unacceptable pressure on the roads if a full new link to the A329 were not provided".

68) For these reasons in order to ensure that development does not prejudice or compromise delivery of development within the NW SOL, it is fundamental that the NOR is provided to mitigate the impacts of the proposed 1500 new homes on the highway network and to ensure that the highway network functioned in 2026.

69) As advised above at the Kentwood appeal the Inspector's I SoS agreed that the proposed scheme given its scale (274 dwellings) would not compromise delivery of development within NW SOL and could be implemented with various improvements to the highway network and a contribution towards the NOR in some form. The report highlighted that the Council must demonstrate which option was necessary through further modelling to demonstrate nil­detriment (not betterment) and it had to be CIL compliant.

70) The North Wokingham specific highway study assesses I reviews the various options at moving traffic around Wokingham finding the NOR the most appropriate and deliverable. It advises that the alternative options would not be realistic given their impacts on the local I strategic road network, cost or

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due to environmental constraints.

71) It is considered that should developments come forward on an ad hoc small scale basis without contributing towards the wider infrastructure, as was proposed at No. 65 Plough Lane, this could erode the ability of the Council to provide and fund the necessary infrastructure for new development within the NW SOL and will not be supported. An approach which was supported at appeals. On this basis it is considered that all developments within NW SOL need to make a fair and reasonable contribution towards the NOR.

The Applicant's Transport Assessment and Travel Plan

72) The applicant has submitted a Transport Assessment and Travel Plan with the application, in summary these advise that:

• Main access is provided through Carina Drive through The Carillons. • Access will be via a new priority junction which connects into the southern

end of Libra Crescent. • Street layout is in accordance with Manual for Streets. • Parking provision is in accordance with Council's standards. Allocation is

for 86 dedicated spaces in total; 66 allocated for the market housing; 11 allocated for the affordable units and 9 unallocated parking spaces. There are also 4 additional unmarked spaces.

• Vehicle trip generation assessment was been carried out (AM and PM peak hours). It was determined that the proposed residential development is likely to generate an additional 16 vehicle movements in the AM peak hour (0745-0845) and PM peak hour (1700-1800). This is equivalent to one additional vehicle every three to four minutes which is not considered to impact significantly on the highway network.

• Travel Plan target of achieving a 10% reduction in single occupancy car trips over a 5 year period.

• As part of the 150 unit scherne, improvements were made to local junctions and as such no further local junction improvement are required.

• Garages are proposed to accommodate parking vehicles. Cycle parking I storage will be provided in sheds to rear of gardens of each dwelling.

• All driveways are minimum of 5.5 metres fronting garages to accommodate car parking to front.

• The lOP for Kentwood Farm will be used as a basis for contributions. Applicant agrees to contributions towards strategic highway improvements including Railway Station Improvements, Station Link Road and Coppid Beach Park and Ride. An additional contribution will be provided towards PRoW improvements (resurfacing) between the site and Wainwright Close.

73) The applicant has not undertaken their own highway modelling in connection with the NOR options given the scale of the development proposed. As such, they have not demonstrated what the proposed impacts would be however subject to a contribution towards the NOR it is not considered that the development would impact upon the local highway network or prejudice the delivery of the NOR.

Develo ment Permeabilit I Connectivit

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74) Appendix 7 of the Core Strategy and the SPD seeks that all developments should provide access and integration with surrounding areas. The application includes proposals to integrate the scheme into the surrounding areas, in terms of providing good connectivity /links between the application site and other parts of Wokingham, as is set out within Appendix 7 of the Core Strategy.

75) There are pedestrian routes from the site to the neighbouring developments at The Carillons and Wainwright Close linking to buses on London Road and Wokingham town centre, Reading and Bracknell. The development is also located within walking distance of local facilities, such as shops at Bean Oak Road and schools (approx. 1 km metres). As such it is considered acceptable.

Travel Plan

76) The Travel Plan submitted sets out measures to promote sustainable means of transport (buses, public footpaths and cycle ways) and provision of footways to connect the site to the existing footpaths and the wider area. This includes measures for promoting sustainable travel and contribution towards bus travel along the A329 I London Road. The applicant has made commitments to improve pedestrian and cycling routes, undertake route and public transport enhancements related not only to future occupiers of this development (30 unit scheme) but also residents within the 150 unit scheme as both are by the same applicant and this condition has not been formally discharged.

77) As advised the Travel Plan proposes a 10% reduction in single car trips over a 5 year period which is above the Council aspiration (reduction in 7.8%). If achieved this would be of benefit to the local area and borough's targets of increasing public transport trips by 2026. As part of the plan it is proposed that should the targets not be met at the end of the 5 year period, as set out in the WBC Residential Travel Plan Guidance, there will be a requirement to continue with an additional annual monitoring report for a further 2 years with results reported to WBC.

78) In order to help promote alternative sustainable modes of transport the Travel Plan proposes that the residential travel plan packs will be delivered to all of the households on both this site and The Carillons within 3 months of the first occupation of the development.

79) There are limited cycling routes I facilities around Wokingham at the current time however as part of the SDL developments it is proposed that new routes will be established. As such consideration needs to be given to creating I improving cycle routes within the NW SDL and to the town centre to encourage sustainable transport and a wider choice to residents. For this reason a contribution towards sustainable routes is required.

80) It is considered that the proposed Travel Plan is acceptable subject to agreement of contributions and it being provided as part of a S106 agreement.

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Highway layout within the site

81) The site layout has been designed in accordance with Manual for Streets. The only vehicular site is access is off Carina Drive I Libra Crescent, entering through the existing development site at The Carillons from Binfield Road. The Binfield Road junction was improved as part of the former development through the installation of a roundabout and signage.

82) Neighbours have raised concerns with the access into the site in terms of construction vehicles serving the site and also visibility and the ability for larger vehicles to service the site if vehicles are parked on The Carillons development near this access. Following concerns raised by officers regarding the initial proposed access at Carina Drive the applicant revised their access into the site. The revised access arrangement has been designed in accordance with highway I Manual for Street standards in terms of visibility and ·movement. This redesign has addressed the concerns of officers and is therefore acceptable for the proposed level of development proposed.

83) Neighbours also raised concerns with respect to the use of Libra Crescent by construction vehicles. Given the site will be accessed through the existing residential development officers recommend that a construction management condition is imposed to manage traffic (condition 12). In any case Libra Crescent is not considered appropriate for use by large vehicles given its design.

84) As advised, the level of parking proposed (86 parking spaces) for the application which comprises garages, allocated and unallocated parking spaces is deemed to be relatively robust and in accordance with current parking standards. Some of the properties are shown to have long driveways which accommodate tandem parking but will not interfere with the footpath or highways. These could accommodate more than one car parked if required. On this basis the proposed layout is considered acceptable in terms of access, parking and servicing.

Refuse collection & storage

85) Refuse can be stored within each properties curtilage. It has also been demonstrated that the manoeuvrability of refuse vehicles within the site can be adequately accommodated. Moreover the distance between the dwellings, collection point and refuse vehicle will be no more than 30m and 25m respectively which is in accordance with Manual for Streets. As such this aspect is considered acceptable.

Public Right of Way

86) The Public Right of Way (PROW) which runs along the southern boundary of the site along the boundary with Wainwright Close will be retained. As advised above in order to ensure the development does not result in significant detrimental impacts to this route, the scheme has been revised to widen the PRoW to 3m (2m path and 1m landscaping). Although this appears narrower than the historic records which indicate a 2.5m ath, it is considered

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any wider would significantly impact upon the amenity of the future occupiers by reducing their garden size. The dwellings backing onto this route will have lower rear boundary fencing (1.2m) to provide overlooking and security to the path and prevent a feeling of enclosure to users of the path. To ensure security to the dwellings is maintained an appropriate low level hedge will be installed along their rear boundaries. This should be maintained to prevent the hedge encroaching over the PRoW. On balance this approach is considered acceptable.

87) Further improvements proposed to this section of the route comprise replacing the existing stile with a gate (to be undertaken by the developer) (condition 25) and installation of an improved path to link up with Wainwright Close. This will be approximately 1Om in length and a contribution is proposed to cover the resurfacing cost. This will provide residents of the development with options and easier access to London Road and public transport links.

Provision of Infrastructure /IDP

88) As advised the approach set out within the Core Strategy, NW SPD and ID SPD calls for the comprehensive provision of infrastructure in a planned manner across the SDL's. The Core Strategy clearly states that "piecemeal and ad hoc planning applications which fail to deliver coherent and integrated strategic infrastructure will be resisted, an approach which was supported by the Inspectors at two separate appeals.

89) As part of this application, the applicant has advised that they are willing to agree to contributions for the provision of infrastructure (Heads of Terms) (where they are in accordance with Community Infrastructure Levy Regulation 122) which mitigate against their proposal. The applicant has agreed to the items outlined based on the items identified within the Core Strategy, NW and ID SPD's and Kentwood appeal IDP which require mitigation. Officers are currently negotiating the detail of apportionment and costs for infrastructure, services and facilities based on the Kentwood IDP where it is relevant and necessary. It is considered that this approach is acceptable and would not prejudice delivery of infrastructure within the SDL.

Communitv and Social Infrastructure Delivery

90) The Council's aim for the Strategic Development Locations is to provide sustainable communities through a phased, co-ordinated approach, in which a range of community services and infrastructure are provided to serve the development. In most instances, these should be provided within the SDL sites. The requirements for North Wokingham are set out within the Core Strategy CP20, Appendix 7 and the Infrastructure SPDs. However given the scale of this development in this instance the facilities and services will need to be provided off-site.

91) In terms of providing sustainable communities, the core aim is that the SDL sites should provide community centres or hubs, in which provision is made for a range of local services including shops, community meeting rooms, education, etc. New facilities should be rovided where ossible within the

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new development in order to ensure that additional pressure is not placed upon existing facilities. Where this is not possible improvements to existing facilities may be required.

Community buildings

92) Some of the community requirements of the NW SOL will be provided in the Matthewsgreen area of the SOL, in particular the community building, new neighbourhood centre and a two form entry primary school. At the Kentwood appeal it was agreed that the applicant (Crest) could contribute to the Matthewgreen centre which would be delivered by one of the other consortia members. The applicant by building it themselves assumed a cost for the community centre of £750,000 which was proportioned out between the consortia members (Crest, Bovis and Gleeson).

93) However in this instance given the location of this site in respect to Matthewsgreen it is unrealistic to consider that future residents of this site will travel to Matthewsgreen regularly to use the local facilities provided at this location. As such for this site; a contribution is considered appropriate which can go towards improvements at Ashridge or another facility which would serve the residents of this site.

94) The Council is therefore willing to accept a contribution to mitigate the community requirements of the development and the applicant has agreed to a contribution.

Education

95) The nearest schools to this site would be for primary provision; All Saints and Keephatch Primary Schools; and secondary provision; St Crispins. It should be noted however that primary and secondary school places may not all be taken up solely by these schools. For example St Crispins school places could also be taken up at Holt and Forest Schools by the SOL developments.

96) Following on from the Kentwood decision it would be unrealistic to expect the applicant to contribute directly towards the new primary school at Matthewsgreen. Moreover the new school is unlikely to be constructed until sometime after the houses on the application site. However the existing capacity at the local primary schools will be taken up by the Kentwood scheme and this approach was agreed by the Inspector at the Kentwood appeal. Therefore contributions would be required towards the provision of primary school places.

97) Since the Kentwood appeal the Council has undertaken further work with regards to the requirements of Special Education Needs (SEN). This demonstrates that there is a requirement for SEN places within the borough and that new developments need to contribute towards SEN provision.

98) The applicant has agreed to this and is proposing contributions towards Special Education Needs, primary and secondary education and post 16 based on the Planning Advice Note.

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Sports I Leisure Infrastructure

99) No formal play pitches or sports facilities are being provided on the site given the scale of the development. Instead the applicant had originally offered to pay a contribution based on the Council's Planning Advice Note (PAN). However it has always been the Council's position that contributions that are based on the PAN should not be used for developments within the SOL's as the PAN cannot identify the level of funding required to provide improved and new sport/leisure facilities required. This approach was agreed by the Inspector at a Plough Lane appeal for two new units.

1 00) The applicant at Kentwood Farm also put forward that the leisure facilities to serve their development should be located at Cantley Recreation Ground. They also used PAN to calculate their contributions in the absence of other evidence however pooled the sport I leisure contributions (Playing Pitches, Sports Halls, Swimming Pools etc.) in order to allow the Council flexibility in the use of the funds for improvements to be undertaken to Cantley Recreational Ground. As there was no alternative detailed evidence to calculate the contributions at that time, this approach was considered acceptable by the Inspector I SoS as it was not considered to compromise future delivery within the SOL.

101) Since the Kentwood appeal however the Council has completed a review of sports /leisure facilities (Open Space Audit) within the borough. This looks at the shortfall, future needs and how these facilities can be provided. As part of this review a specific North Wokingham study was undertaken called the Cantley Masterplan. The plan identifies the longer term options for development at Cantley and specifically looks at the requirements of the SOL's. The report looks at various options how to undertake qualitative and quantitative improvements to Cantley. A key component is that the report identifies that that additional land for playing pitches and associated facilities (parking, changing rooms) is required at Cantley in addition to improvements to the existing facilities in order to provide sufficient sports facilities and land for developments within NW SOL to mitigate their impacts.

102) Although this document is not adopted, it has been out to consultation and draws conclusions based on Sport England standards and costs and costs identified by other developments SOL within Wokingham. Given the above and as no other alternative proposals have been put forward by the developers within the NW SOL, it is considered that the evidence contained within the Cantley Masterplan is relatively robust and provides a robust starting point to negotiate contributions towards the sport and leisure infrastructure that is required for developments within the NW SOL. On this basis, it is considered that the contributions that are required should not be based on PAN.

103) With respect to children play contribution, as no children's play facilities are provided on site, a contribution is therefore required. Although there are two areas of play located near to the site, these have been provided to meet the needs of the existing developments, not future developments such as this site. It should be noted that this contribution is to provide quality areas of play both local! and in the wider area. The Council are proposin a destination

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play area (such as the one at Dinton Pastures) at Cantley which this contribution could go towards and the facility is likely to be used by the residents of this site.

104) The applicant has agreed to contributions towards the above and officers are currently negotiating with the developers on what is fair and reasonable contribution given the scale of the development

Summarv of Contributions

105) To summarise the applicant has agreed, in accordance with the requirements set out in Appendix 7 of the Core Strategy and Infrastructure SPD and Kentwood lOP, to contribute towards the following in order to mitigate the schemes impacts:

• Education- Primary, Secondary, Post 16 and SEN • Healthcare • Community Sports Facilities - contributions towards Cantley improvements • Sports Halls • Swimming Pools • SAMM Strategic Access Monitoring and Maintenance (SAMM) • Country Park and Countryside Access • Biodiversity • Children Play- no on-site provision so contributions towards off site • Public Rights of Way • Strategic Highway Improvements (e.g. FNDR) • Railway Station Improvements • Station Link Road • Coppid Beech Park and Ride • Libraries • Allotments - no on-site provision so contributions towards off site • Burial - no on-site provision so contributions towards off site • Community facilities • SOL Manager

Affordable Housing

1 06) Policy CP5 of the Core Strategy and the North Wokingham SPD seek to provide a maximum of 50% and a minimum of 35% (subject to viability) of Affordable Housing on the SOL sites. The Affordable Housing provision is based upon 70:30 split between social rent and shared ownership housing as detailed within the Affordable Housing Viability Study. This equates to 11 units.

107) The applicant has agreed to provide the correct number and to the mix identified by the Council's housing officer.

1 08) All of the affordable housing units should be built to Homes and Communities Agency Design and Quality Standards and be transferred to one of the Council's preferred Registered Provider (RP) partners or Local Housing Com an for a rice that will enable the RP or Local Housin Com an to

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deliver the affordable housing without the need for public subsidy. On this basis no objection raised.

Suitable Alternative Natural Greenspace (SANG)

1 09) The development is located within 5krn of the Thames Basin Heaths Special Protection Area (SPA). As such it is required to provide adequate mitigation upon the impact of the new residential development on the SPA. This is a requirement of ECC Directives I Habitats Regulations and policies CP 7 (Biodiversity) and CP8 (Thames Basins Heath SPA) of the Core Strategy reinforces this requirement.

11 0) In mitigating developments impacts, larger developments should provide a Suitable Alternative Natural Greenspace (SANG) to encourage residents not to travel to the SPA. In order to do this, these should be of high quality and of a sufficient size. The methodology used for the calculation of the quantity of SANG required by this development (8ha I per 1000 population).

111) There is an existing public open space comprising 8.52ha formed by Keephatch Wood and SANG provided as part of the previous Bellway development; Plough Farm or 'The Carillons' (3.18ha) located nearby to the north of Binfield Road. This land has been handed over to the Council for management. The applicant is proposing to use and has undertaken a visitor's survey to demonstrate that there is capacity within this SANG. However the Keephatch woods site is not currently designated as a SANG and only the Bellway Homes land (3.18ha) that wraps round it covered by the legal agreements associated with the original Plough Lane scheme.

112) It is considered that given the scale of this development the use of this SANG is considered adequate to avoid any impacts on the designated Thames Basin Heaths SPA provided:

• A suitable programme of site visitor infrastructure enhancement can be provided and;

• The developer can provide for in perpetuity management of the amount of SANG required (0.62ha).

113) Moreover as the site is currently owned by WBC and as a landowner the Council would need to be compensated for the restrictions SANG designation would place upon its landholding.

114) The Council's Countryside Officer and Natural England have not objected to the use of the SANG subject to contributions towards its use and SPA Monitoring or Strategic Access Monitoring and Maintenance (SAMM) for the SPA. Without such contributions the scheme is considered unacceptable.

115) The applicant has agreed to contributions towards its use and SAMM.

Impact on wildlife and ecology

116) It is noted that neighbouring residents raised concerns with the loss of habitat and wildlife from the site due to the works. An Ecolo Assessment was

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undertaken as part of the proposals which advise the site offers limited ecological habitat value and no protected species were evidenced as being located on the site. Although the loss of any habitat is regrettable this is not a valid reason to refuse a planning application.

117) The assessment recommended that the semi-mature Oaks on the northern boundary are of relatively greater interest in the context of the site and the immediate locality. It is therefore recommended that they be retained as part of the proposed development and that new landscape planting associated with the development be based around native species of local provenance. The report also suggests that bird boxes could be installed around the site to encourage nesting.

118) On this basis no objection is raised.

Flooding/Drainage

119) The applicant undertook a Flood Risk Assessment which determined that the residential part of the site is not located within areas shown to be at risk of flooding, as indicated by Flood Zone 1 on the Environment Agency's Flood map.

120) The development is unable to incorporate a fully SUDs compliant scheme given the geology of the area and the drainage will be linked into the existing system. The proposed measures included as part of the development are considered acceptable.

Archaeology Report

121) The Berkshire Archaeology Officer advised that there is potential for archaeological deposits in the area and as such a phased programme of archaeological evaluation prior to the construction of houses is recommended (condition 26).

Energy Efficiency and Renewable Energy

122) Policy CP1 of the Core Strategy relates to sustainable development while the Council's adopted Sustainable Design and Construction SPD sets out the requirements for new developments. These are also set out within the Council's emerging MOD document and the Council has put forward alternative options to achieving carbon reduction as part of this documents examination.

123) The applicant has advised that the proposed development will achieve at least Code Level 3 of the Code for Sustainable Homes. Code Level 4 should be achieved for the affordable housing units.

124) The application is supported with a Sustainability and Energy Statement which outlines the energy efficiency measures assessed as part of the proposals. The report considers the use of wind turbines, heat pumps, photovoltaic panels, heat recovery systems and thermal insulation (well sealed build in s , ener savin and water efficienc measures.

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125) The report concludes that the use of renewables has been discounted on this site due to the cost of installation, appearance issues and as some of these measures simply will not be efficient such as in the case of turbines, combined heat and power and ground source heat pumps.

126) The applicant in achieving carbon reduction is instead adopting a 'fabric first' approach instead of using a combination of renewable technologies and other sustainable measures throughout the development

127) They propose carbon reduction will be achieved through various sustainable measures including improved insulation, air permeability, energy and water efficiency. These can be achieved through the reduction of water usage, use of Gas Saver Flues heat recovery systems and use of water butts. Other ways of reducing long term carbon output is to minimise heat/energy loss, the use of 'A' rated domestic appliances, energy usage displays and use dedicated energy efficient light fittings. Passive Solar Gain is used where possible (where houses do not have a northerly orientation and can benefit from natural daylight).

128) In terms of water efficiency measures, energy reduction can be achieved through a combination of measures including low volume/dual flush toilets; low water volume baths; low flow taps; rain water harvesting to provide non­potable water for toilets and the like; and rainwater butts for garden irrigation.

129) Although the Council's SPD seeks that developments achieve a minimum reduction of 10% of total energy consumption through on-site renewable energy generation it is considered that the 'fabric first' approach can achieve the same aims of carbon reduction and are easier to incorporate into larger housing developments and can prove more efficient in reducing carbon over the longer term. However key to permitting this is that developments do not simply seek to achieve the minimum requirements but go over and beyond the minimum standards to promote carbon reduction. As advised the Council is looking to work with developers and look at alternatives measures to just renewables as part of the MOD examination.

130) Although the installation of solar panels and heating and electricity could be required, it is considered these would not contribute to the appearance of the development and the benefits of installing these can be gained via other measures.

131) As the applicant has made a commitment to achieving the levels outlined with respect sustainable construction, efficiency measures and use of fabric first in the building techniques and as the Council is looking to work with developers to achieving better levels of carbon reduction within the SOL developments, it is considered that the approach undertaken within this development is acceptable subject to details demonstrating how carbon reduction will be achieved (conditions 22 and 29).

CONCLUSION The proposal is considered to be acceptable as it is located on an allocated Local Plan

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housing site and does not compromise the delivery of infrastructure within the SOL, subject to agreement of the contributions. The proposal promotes the comprehensive and coordinated development approach outlined within the Core Strategy, NWSDL and the Infrastructure Delivery and Contributions SPDs. The development will make the necessary contributions towards the deliver of infrastructure required for the development within the SOL. The proposed development also makes adequate provision for affordable housing provision within the scheme.

Officers are currently negotiating the appropriate contributions for the delivery of the infrastructure, however as the Heads of Terms have been agreed and this approach is not considered to prejudice delivery of infrastructure for the SOL.

It is considered that the proposed design, layout, parking provision and landscaping of the development is broadly in accordance with policies and associated guidance and does not result in significant harm to the occupiers of the neighbouring properties, future occupiers or the local environment.

As such the development is acceptable subject to conditions and agreement of the S 1 06 contributions.

CONTACT DETAILS Service Telephone Email

Development 0118 974 6451 development.control@wokingham.gov.uk Management

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·. __ _

Theresa Brown

From:

Sent:

Mike Dunstan [planning@wokingham-tc.gov.uk]

12 November 2012 13:47

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L(.(!l';. I To: Development Control J CO(J!ES---·----- r·---..... ___________ J Cc: Connor Corrigan -R .-:---.. ·-----.... J ·- i Su~ject: C~mment on F/2012/2031 Land east of Byttercup _erose . I:PLif:O r ~----------~4= IT~ At 1ts meetmg on 6th November 2012 the Town Council's Planmng & Transportatwn fifriirl:lfff/e_J considered this application and made comment as shown.

F/2012/2031 Land east ofBnttercup Close Proposed erection of30 dwellings with associated access, landscaping and car parking.

Objection on the following grounds:

• Inadequacy of the proposed road width for traffic generated by this development and any future ·j development to the east

• Lack of a turning circle for large vehicles • The impact of construction traffic on existing residents • The junction between Plough Lane and London Road is inadequate for the increased volume of traffic • Erosion of the gap between settlements

Regards

Mike Dunstan

Planning & Transportation Officer

Wokingham Town Council

Town Hall

Market Place

Wokingham

RG40 lAS

Tel: 0118 978 3185

Direct Tel: 0118 974 0885

Fax: 0118 979 2335

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