51 retirement apartments at Hemdean House School, Caversham, Reading

What was proposed

The scheme proposed demolishing nine buildings, building 51 retirement apartments, converting the School House into 10 flats and the Lodge into one dwelling.

“Full planning permission is sought for the erection of a 3 storey building to serve as retirement flats, along with conversion of Hemdean House School and separate Lodge building to provide open market units following demolition of 9 buildings on site.”

“The existing access from Hemdean Road would be retained to serve the main Hemdean House School and Lodge and a new access proposed from Hemdean Road to serve the new-build retirement homes.”

Officer report

Consultation responses

Council consultees objected on conservation, transport, trees, education and waste grounds, while ecology, environmental protection and archaeology consultees raised no objection subject to conditions.

“RBC Ecology Adviser – No objection subject to conditions to secure sure submission and approval of a biodiversity net gain plan and scheme of biodiversity enhancements prior to commencement of development, submission and approval of a wildlife friendly external lighting scheme prior to occupation of the development and to stipulate that vegetation clearance shall only take place outside of the bird nesting season.”

“RBC Environmental Protection Officer – No objection subject to conditions to secure noise assessment prior to installation of mechanical plant and conditions to secure construction method statement. Discussed below.”

Officer report

Objections from the public

The application received 110 objection letters, a petition with 607 signatures and objections from residents’ and local community organisations about development, traffic, trees, heritage, privacy and nursery loss.

“- Advertisements for the development in place - Cramped / dense nature of proposals - Loss of green space - Vehicles increased on roads / additional traffic / congestion - Insufficient parking for proposals - Removal of off-street parking bays - Pedestrian safety - Reduced air quality - Nursery open, not vacant as described - Loss of nursery / valued local facility and struggle for nursery places - Lack of childcare facilities - Height/ out of keeping / overly…”

“- Harm to non-designated heritage assets - Design out of keeping - Massing overbearing - Demolition of music practice rooms and conservatory - Insufficient soft landscaping and specimen trees - Harm to protected trees along frontage - Loss of protected trees along frontage - Harm to neighbouring residential amenity - Loss of educational facility - Nursery need - Lack of marketing evidence - SEND shortage - Insufficient affordable housing/failure to meet housing need -…”

Officer report

Who spoke at the meeting

An objector addressed the committee, and comments and objections were received and considered.

The committee’s decision

The committee refused planning permission for the application, using the report’s refusal reasons as amended by the update report and authorising further changes.

“(1) That application PL/26/0138/FUL be refused planning permission for the reasons set out in the original report, with the amendments to reasons set out in the update report, and with the informatives as set out in the original report and as amended by the update report;”

“(2) That the Director for Planning, Transport and Public Protection Services be authorised to amend, remove or add to the reasons for refusal.”

Minutes