111 homes at Land Located To The East Of Watmore Lane, Winnersh

What was proposed

The application sought approval for the scale, layout, appearance and landscaping of 111 homes in Phase 1, including arboriculture, biodiversity and noise details.

“Applicant Taylor Wimpey Site Address Land Located to The East of Watmore Lane, Winnersh, Berkshire Proposal Application for the approval of Reserved Matters Application relating to scale, layout, appearance and landscaping in respect of 111 dwellings pursuant to outline planning permission 230208 (as amended by 250640), including submission of details pursuant to conditions 10 (Arboriculture), 13 (BNG), and 14 (noise).”

“This application seeks Reserved Matters approval for Phase 1 of a residential development comprising 111 dwellings on land off Watmore Lane, Winnersh. The proposal is submitted pursuant to an outline planning permission granted on appeal, which established the acceptability of residential development of up to 234 dwellings on the site, with access from Maidensfield approved in principle by the Planning Inspector.”

Officer report

The site

The site was agricultural land beside existing housing, the Emm Brook, woodland, motorways and two schools, with built development confined to Flood Zone 1.

“The application site comprises an undeveloped parcel of agricultural land located to the east of Watmore Lane and Maidensfield, on the south-eastern edge of the settlement of Winnersh, which is a Major Development Location.”

“The site itself consists primarily of semi-improved grassland and former arable land enclosed by hedgerows. The land slopes gently from west to east towards the Emm Brook. The eastern part of the site lies within Flood Zones 2 and 3 associated with the Emm Brook, while the western part of the site, where built development is proposed, lies within Flood Zone 1.”

Officer report

Planning history

Earlier proposals were refused or withdrawn, while permission for up to 234 homes was allowed on appeal and later amended to allow phasing.

“230208: Outline application with all matters reserved except access for the proposed erection of up to 234 dwellings. Allowed at appeal: 06.03.2024”

“250640: Application for non-material amendment to planning approval 230208 (as allowed by appeal APP/X0360/W/23/3331651) to change the wording of conditions 2, 4, 6, 7, 8, 9, 10, 12, 13, 14, 15, 16, 17, 19 to allow the phasing of the development. Approved 07.04.2025”

Officer report

What officers recommended

Officers recommended approval because the scheme met the outline permission, provided affordable homes and open space, and addressed highways, drainage, ecology, noise and amenity.

“Phase 1 delivers a mix of market and affordable housing, with 40% affordable homes secured in accordance with the Section 106 Agreement. The scheme provides a range of dwelling types and sizes, meets national space standards, and distributes affordable homes throughout the site.”

“All technical matters, including highways, drainage, ecology, green infrastructure, noise and residential amenity, have been assessed through consultation and are considered acceptable, subject to conditions. Infrastructure impacts and mitigation were addressed at the outline stage and are secured through an existing Section 106 Agreement.”

Officer report

Consultation and objections

Technical consultees raised no objection subject to conditions, while the parish council and neighbours objected mainly over traffic, flooding, noise, infrastructure and countryside impacts.

“Trees and Landscape Green Infrastructure Environmental Health Ecology Berkshire Fire and rescue No objection subject to conditions No objection in principle, further information would be required to discharge the relevant conditions. No objection No objection subject to issues being No comment addressed by condition. No comment as the AH contribution is secured by the Outline permission.”

“Maidensfield, Watmore Lane, Woodward Close, Danywern Drive and surrounding junctions are narrow, constrained and already subject to congestion, particularly at peak school times. • The development would result in a significant increase in traffic movements, leading to highway safety concerns for residents, pedestrians and cyclists, including school children attending nearby schools (including SEN provision).”

Officer report

Who spoke

The agent spoke in support, and the ward member spoke against the application, focusing on the close first house and possible through traffic.

What members debated

Members discussed access points, traffic, density, gardens, flooding, the Grampian condition and drainage, and agreed an informative about possible traffic issues.

“Clarification was sought as to need for two access points. • Councillors expressed concern around increased traffic. • Councillors asked about density and garden size. • Flooding. • The Committee sought clarification on the Grampian Condition. • Drainage infrastructure.”

“Councillors expressed concern around the predicted increase in traffic movements. It was noted that the Inspector had approved the Access Strategy. Officers indicated that traffic calming measures such as tabletops would be introduced and the scheme would be 20mph. The Committee discussed the possibility of adding ‘no through road’ and weight restriction signs at the design stage.”

Minutes

The decision

The committee approved the application subject to the stated conditions and informatives, amended conditions 2, 9 and 13, and an informative about traffic measures.

“RESOLVED: That application 260224 be approved subject to the conditions and informatives detailed in pages 153 to 158, amended conditions 2, 9 and 13 and informative regarding traffic measures.”

Minutes