21 social-rent flats at Station Road, Wokingham

What was proposed

The application proposed a three-storey apartment building with 21 homes, all as Social Rent, plus parking, cycle storage, amenity space and landscaping.

“Applicant Wokingham Borough Council Site Address Land at the junction of Wellington Road and Station Road, Wokingham, RG40 2AH Proposal Full application for the proposed erection of an apartment building comprising 21 residential units, together with associated car and cycle parking, amenity space, landscaping and refuse storage. Type Full Officer Joanna Carter Reason for determination by committee Major application…”

“The application is by Wokingham Borough Council and seeks full planning permission for the erection of a three-storey apartment building comprising 21 no. dwellings, together with associated parking, cycle storage, amenity space, landscaping and refuse storage. It is proposed that 100% of the units would be affordable housing (Social Rent).”

Officer report

Planning history

Earlier applications included offices, flats, transport works and a mixed-use scheme for 18 flats, a commercial unit and parking that was withdrawn in 2019.

“Application No. Description Decision & Date 23860 Outline application for offices, residential and parking Approved 15/08/1985 34302 Renewal of outline application 23860 for construction of 1078 SQ M of 2 storey offices with ancillary parking & 6 X 1-bedroom flats with 8 car parking spaces Approved 02/01/1990 40499 Re-development to provide two storey offices with ancillary parking. (reserved matters on 34302) Approved 18/02/1993 40517 Renewal of outline application no.”

“Approved 01/02/2013 F/2008/0251 Proposed erection of 3 no flats over existing shop, plus changes to shop front. Approved 20/03/2008 VAR/2009/2502 Proposed variation of condition 5 of planning consent F/2008/0251 to allow the commencement of works to the shop front prior to submission/approval of a Noise Abatement Scheme. Approved 20/01/2010 190370 Full planning application for the proposed mixed- use development of three storey building Withdrawn 01/07/2019 comprising 18 self-contained flats, commercial unit and on-site car parking.”

Officer report

Officers’ recommendation

Officers recommended approval because the identified adverse effects did not substantially outweigh the homes, brownfield redevelopment, town-centre benefits and sustainability measures.

“The proposal does not secure the off-site open space contribution sought under Policy TB08 of the Managing Development Delivery Local Plan. This represents a conflict with the Development Plan and weighs against the proposal.”

“Having regard to the Development Plan, national policy and all other material considerations, officers conclude that the identified adverse effects do not substantially outweigh the benefits of the development. Approval is therefore recommended subject to the completion of the planning obligation and the conditions set out in this report.”

Officer report

Consultation responses

Most consultees raised no objection subject to conditions or obligations, while the Town Council objected to the building’s mass, overlooking and parking.

“CONSULTATION RESPONSES Internal: WBC Property Services No comments received WBC Environmental Health No objection subject to conditions WBC Flood Risk and Drainage No objection subject to condition WBC Highways No objection subject planning obligation, conditions and informatives WBC Growth & Delivery (Planning Policy) No comments received WBC Affordable Housing No objection subject to planning obligation WBC Green Infrastructure No objection subject to planning obligations…”

“External: Royal Berkshire Fire and Rescue No objection Network Rail Refer to standing advice Southern Gas Networks Refer to standing advice South East Water No comments received Thames Water Utilities Ltd No objection SSEN Distribution Refer to standing advice Natural England No comments received Berkshire Archaeology No objection NHS Bucks, Oxon and Berks West ICB No objection subject to planning obligation Berks, Bucks & Oxon Wildlife Trust No comments received Thames…”

Officer report

Who spoke

A Town Council representative and two residents spoke against the application, while a representative for the applicant spoke in favour.

Committee debate

Members discussed adoption and parking controls on Park Road, separation distances, daylight, fire access, construction traffic and the proposed conditions.

“Councillors questioned whether parking controls could be introduced while the relevant section of road remained unadopted. Alan Lewis, Highway Officer, explained that statutory procedures could allow the adoption of a private street where the required majority of frontages supported the process, but the parties concerned would bear the associated costs.”

“In response to Councillor questions regarding separation distances, Officers advised that the distance between the side elevation of Number 1A Park Road and the proposed elevation facing Park Road was approximately 18–20m, depending on the measurement point.”

Minutes

Decision

The committee approved the application subject to an updated condition, planning obligations, conditions and informatives.

“RESOLVED: That application 251621 be approved subject to updated condition 14 and…”

Minutes