Two custom-build homes at Zenas, Reading Road, Hook

What was proposed

The application sought two three-bedroom custom self-build homes, demolishing three buildings and providing a garage, access and other associated works.

“Address: Zenas, Reading Road, Hook, Hampshire, RG27 9ED Description of Proposal: Hybrid planning application for part full and part outline planning permission for the erection of two three-bedroom custom self-build dwellings: Full planning permission for the erection of one three-bedroom dwelling and a detached garage with store above following demolition of the three existing buildings with associated works to include hardstanding, cycle parking, fencing, ramp and new…”

“Permission is sought for the demolition of the existing buildings and the erection of 2no. three bedroom dwellings, along with associated works. Full permission is sought for one of the dwellings and outline permission for the other.”

Officer report

The site

The site is beside the Dorchester Stream, with three disused buildings on an approximately square parcel next to Reading Road.

“The application site comprises an approximately square parcel of land on the west side of Reading Road, immediately north of the junction with Great Sheldons Coppice. There are three disused buildings on the land – two largely timber sheds and a bricked former pumping station – while the Dorchester Stream runs immediately adjacent at the south-east side.”

Officer report

Earlier permissions

Earlier permissions allowed two dwellings through a change of use, while a later hybrid application for two dwellings was refused.

“23/01606/PIP – permission in principle for change of use of existing buildings to 2no. dwellings – approved 05/10/2023. 24/01585/TDC – technical details consent – approved 04/02/2025. 25/00715/OUT – hybrid application for 2no. dwellings – refused 04/07/2025.”

Officer report

Consultation responses

The parish council, Highway Authority, Thames Water and Waste raised no objection, while the Environment Agency and Drainage Officer objected in principle.

“Hook Parish Council: No objection – site appropriate for residential development. Biodiversity Officer: No objection subject to SPA mitigation and recommended condition. Drainage Officer: Objection in principle. Acknowledgement that the current proposal represents an improvement over the previously submitted scheme for the site. Environment Agency: Objection in principle. Highway Authority: No objection. Natural England: Appropriate assessment required.”

Officer report

Who addressed members

The agent addressed the Committee on behalf of the applicant.

Members’ discussion

Members asked about payment timing, boundary treatments and flood modelling, then discussed flood mitigation and added landscaping and working-hours conditions.

“whether timescales had been put in place for the payments under the unilateral undertaking • whether the planning conditions included boundary treatments for the property • modelling for flooding…”

“During debate, Members discussed the proposed mitigation measures to deal with flood risk. It was requested that a condition to control the start and end times for building should be added. The following planning condition was proposed:”

Minutes

The vote

Members voted in favour of approval as amended, removing the fallback refusal recommendation and adding two conditions.

“The recommendation, as amended at the meeting to remove Recommendation B (in the event the Section 106 agreement is not completed within six months of the date of the Committee resolution (or such longer period as may be agreed by the Development Manager) refuse planning permission for the reasons set out in the report) as the heads of terms for this had now been completed, and to include two additional conditions on hedging and landscaping and construction working hours,…”

Minutes

The decision

Permission was granted subject to a Section 106 agreement securing SANG and SAMM contributions and the agreed conditions.

“The Committee agreed to grant permission, subject to the completion of a Section 106 agreement to secure the following matters:”

“(i) Suitable Alternative Natural Green Space (SANG) contribution (or third party provision) (ii) Strategic Access Management and Monitoring (SAMM) contribution…”

Minutes