SEND school unit at Keep Hatch Primary School, Wokingham

What was proposed

A detached single-storey modular building would provide a 15-pupil SEND unit with teaching spaces, specialist rooms, staff areas and secure outdoor learning space.

“4) This application seeks approval for the proposed erection of a detached single storey building to form a new SEND unit with associated landscaping.”

“5) The proposed SEND building would have a simple rectangular form, with a flat roof and solar panels. The proposal comprises a single-storey modular Social, Emotional and Mental Health (SEMH) Resource Base for 15 pupils within the Keep Hatch Primary School site. The building provides three teaching spaces, a calm/sensory room, hygiene facilities, staff areas, storage and a secure outdoor learning environment.”

Officer report

The site

The unit would occupy a central concrete playground within a primary school campus in a suburban residential area with established trees.

“1) The application site consists of Keep Hatch Primary School which is located within a predominantly residential part of Wokingham, positioned between Ashridge Road to the north and Hughes Road / Budges Gardens to the south. The surrounding neighbourhood is suburban in character, comprising mainly two-storey residential dwellings with established tree cover…”

“2) The school campus has evolved incrementally since the 1970s, with successive extensions and alterations contributing to its current layout. Mature trees along the northern boundary provide an effective visual buffer to adjacent residential properties and form part of the school’s established landscape setting. Vehicular and pedestrian access to the main school entrance is taken from Ashridge Road, leading directly to the reception area and car park.”

Officer report

Earlier site development

Previous approvals included a replacement modular building, school alterations, a playground canopy and a detached multi-use learning facility.

“Application Number Proposal Decision 990441 Proposed Replacement Of Existing Building With New Modular Building Approved 19/03/1999”

“052619 Proposed change of use of infant school to B1 and D1 (accommodation f or education, childrens and young persons service with ancillary facilities), erection of a 2 storey addition to junior school and alterations to internal roads, new access and widening to Budges Gardens. Approved 31/08/2005 111872 Erection of playground canopy (52.5 sq m) to rear of school.”

Officer report

Why officers supported it

Officers considered the proposal acceptable because it met an identified education need and would not harm character, neighbours, parking, trees, sports provision or ecology.

“13) As the site is located within settlement limits and the proposals provide additional education provision for vulnerable children, the scheme is compliant with Policy CP2 of the Core Strategy. Therefore, in principle, the development is acceptable.”

“15) Further to the above, whilst not designated playing pitches, Sports England have been consulted on this application and have raised no objections. In this regard the proposal is considered to accord with criterions a) and c) of paragraph 104 of the NPPF (listed above) and exception 3 of their Playing Fields Policy; exception 3 of Sports England Playing Fields Policy requires development to not negatively impact on existing sports provision.”

Officer report

Highways and drainage

Existing access and parking would be used, with a travel plan and drainage details secured by conditions; the Highway Officer later raised no objection.

“34) The applicant has confirmed that any drop-off and pick-up associated with the new SEND unit will be managed in accordance with the current school procedures. A School Travel Plan is being prepared and this shall contain further details. A condition will be imposed to secure the submission and implementation of a School Travel Plan.”

“38) The parking area proposed also ensures a minimum 6 metre distance behind each parking space to enable vehicles to turn. Notwithstanding this, the Highway Officer requested further information and supplementary details of parking utilisation of at least two different time of the same day, between the school start time and finish time, shall be provided to verify the parking demand remains steady throughout the day.”

Officer report

Consultation responses

The town council supported the application, specialist consultees raised no objections subject to conditions, Sport England had no objection, and no neighbours commented.

“WBC Ecology No objection subject to condition(s)”

“The Town Council support this application.”

Officer report

Who spoke

A council speaker supported the application, citing a borough-wide deficit and the need for children with additional needs to be educated locally.

Committee discussion

Councillors asked about drainage and agreed that the proposal would support special educational needs provision in the borough.

“In response to a Councillor query regarding drainage, it was confirmed that the relevant officers were satisfied with the drainage proposals.”

“Councillors agreed that the application was positive, supporting SEN provision within the Borough.”

Minutes

The committee vote

The committee resolved to approve the application subject to the conditions and informatives set out for it.

“RESOLVED: That application 260424 be approved subject to the conditions and informatives detailed in pages 25 to 30.”

Minutes

The decision

Planning permission was approved subject to conditions and informatives covering matters including construction, drainage, travel, parking, trees and biodiversity.

“Construction Method Statement No development shall take place, including any works of demolition, until a Construction Method Statement has been submitted to, and approved in writing by, the local planning authority. The approved Statement shall be adhered to throughout the construction period. The Statement shall provide for: i) the parking of vehicles of site operatives and visitors…”

“Protection of Trees a) No development or other operations shall take place except in complete accordance with the Arboricultural Method Statement (JOMAS, January 2026, Ref: P6974J3321z), hereinafter referred to as the Approved Scheme.”

Officer report