118 homes at Land located to the east of Watmore Lane/Maidensfield, Winnersh

What was proposed

The application sought reserved matters approval for 118 homes, covering their scale, layout, appearance, landscaping and a secondary access.

“Applicant Taylor Wimpey Site Address Land Located to The East of Watmore Lane, Winnersh, Berkshire Proposal Application for the approval of reserved matters relating to scale, layout, appearance, landscaping and secondary access in respect of 118 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 2 of a residential development comprising 118 dwellings on land off Watmore Lane, Winnersh, pursuant to outline planning permission 230208 (as amended), which was granted on appeal. The outline permission established the principle of residential development on the site, including the overall scale of up to 234 dwellings subject to conditions and a Section 106 Agreement.”

Officer report

The site and surroundings

The site is undeveloped agricultural land beside established housing, the Emm Brook corridor, motorways and two schools.

“The site is broadly triangular in shape and is bounded to the west and north by established residential development at Maidensfield, Winnersh Gate and Grovelands Park. To the east, the site is bounded by the Emm Brook corridor, which is characterised by mature trees, hedgerows and areas of woodland, including pockets of ancient woodland. Beyond this lies the M4 and A329(M) motorways, which form a strong physical and visual boundary further east and south.”

“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

An outline permission for up to 234 homes was allowed on appeal, later amended to allow phased development.

“173656: Outline planning application with all matters reserved except for access, for a phased residential development of up to 250 dwellings, public open space, landscaping and associated works. Withdrawn.”

“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 proposals accorded with the outline permission and created no new or unacceptable impacts.

“Overall, the Reserved Matters proposals are considered to accord with the outline planning permission, relevant development plan policies and national planning guidance.”

Officer report

Consultation responses

Highways, trees, environmental health, ecology and other consultees raised no objection or required matters to be controlled by conditions.

“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. No objection – Development should comply with building regulation and fire safety standards.”

Officer report

Concerns raised

The parish council, a ward member and neighbours objected over traffic, a possible through-route, flooding, noise, infrastructure and loss of green space.

“The potential creation of a vehicular through-route (“rat run”) between Watmore Lane and Woodward Close, which residents consider would undermine the residential character of existing cul-de-sacs and increase non-local traffic. • Historic planning restrictions intended to prevent through-traffic in this area. • Vehicular segregation between phases should be incorporated, allowing pedestrian and cycle connectivity only.”

“The site forms part of a natural floodplain associated with the Emm Brook. • Additional hard surfacing could increase surface water runoff and worsen flooding in nearby areas already affected during heavy rainfall. • Doubt expressed as to whether proposed drainage measures would be sufficient in extreme weather events. • Loss of greenfield land, wildlife habitats and ecological corridors.”

Officer report

Who spoke

The agent spoke in support, while Councillor Prue Bray spoke against the application.

Committee discussion

Applications 260224 and 260225 were discussed together, with the detailed discussion recorded under application 260224.

“Applications 260224 and 260225 were discussed together and the details of discussions are included in the Minute for application 260224.”

Minutes

The committee’s decision

The committee approved the application subject to conditions, amended conditions and an informative about traffic measures.

“RESOLVED: That application 260225 be approved subject to conditions and informatives set out in pages 220 to 226, amended conditions 2, 4, 9 and 13, and informative around traffic measures.”

Minutes