170 build-to-rent homes at John Lewis Customer Collection Point, Reading

What was proposed

The application proposed demolishing the existing building and constructing 170 build-to-rent homes with community space, residents’ facilities, landscaping and cycle parking.

“Title PLANNING APPLICATION REPORT Ward Katesgrove Planning Application Reference: PL/24/1155 Site Address: John Lewis Customer Collection Point, Crossland Road, Reading, RG1 2HT Proposed Development Demolition of the existing building and redevelopment of the site comprising erection of a new building for 170 build to rent residential dwellings (Use Class C3) together with flexible community space (Use Class F1 (a-b and c-d), F2 (a – b)), and residents’ facilities,…”

Officer report

The site and surroundings

The site was a vacant two-storey warehouse in Reading’s Central Area, beside the IDR and near the Market Place/London Street Conservation Area.

“Figure 1 - Site Location Plan; and Location relative to the Conservation area 2.3. The application site is located within the Reading Central Area. However, in practice the site is outside of the Central Core, which is encircled by the IDR. The area is highly urbanised, however is not as dense as the area across the IDR. The IDR is a key wayfinding and landmark feature of Reading, albeit an unfortunate modern intervention to the town.”

“The Market Place/ London Street Conservation Area appraisal (2007) describes London Street as: “In the late 18th and 19th century, London Street was one of the fashionable parts of town and many of the elegant houses which lined either side of the road still survive. Though altered, no longer in residential use and devoid of their spacious rear gardens”.”

Officer report

Earlier applications and discussions

Earlier pre-application schemes were larger and did not receive officer support, while several applications and advice requests concerned redevelopment of the site.

“As an example though, in the scenario of there being no deduction for the existing floorspace, the applicant’s stated floorspace figure of providing 15,119sqm of market housing would, on a standalone basis, generate a liability of £2,781,291.24, based on the 2025 residential CIL rate, though this will be updated to reflect the s106 and Monitoring Officer’s calculations and any existing floor space relief once a decision is made. 4.”

“23/1092 – (Pre-application Advice) Demolition of the existing warehouse building and development of approximately 200 residential units (Build to Rent), including affordable housing, together with flexible commercial and/or community uses as required, landscaping, amenity space and parking. 22/0967 – Pre-application advice for proposed residential development 22/0004 – Pre-application advice for proposed redevelopment of site – observations sent.”

Officer report

What local people said

The application received 101 letters of support and one objection concerning impacts on Saxon Court, following extensive community engagement.

“Public Comments 5.40. Letters were sent to a large number of properties within the area upon initial lodgement. Following resubmission, 4 site notices were erected around the site. All original submitters were also notified of the changes to the scheme via e-amil. The application received 102 comments from members of the public. 101 letters of support were received, and one objection was received relating to impacts upon Saxon Court (which is discussed below). 5.42.”

Officer report

Who spoke at the meeting

A representative of local civic and conservation groups and the applicant’s agent addressed the committee.

The committee’s decision

The committee authorised permission subject to satisfactory sustainable-travel information, a Section 106 agreement, recommended conditions and an additional community-space condition.

“(1) That the Assistant Director of Planning, Transport and Public Protection Services be authorised to grant planning permission for application PL/24/1155 (FUL), subject to receipt of satisfactory details addressing Active Travel England standing advice regarding sustainable travel to the site, and the completion of a Section 106 legal agreement by 30 January 2026 (unless a later date be agreed by the Assistant Director of Planning, Transport and Public Protection Services)…”

“(4) That planning permission be subject to the conditions and informatives as recommended in the original report, with the additional conditions as recommended in the update report, and an additional condition to require that prior to occupation a management plan and pricing schedule for use of the community space be submitted for approval.”

Minutes