Employment units at Land at Meadow Road, Reading

What was proposed

The application sought demolition and construction of 11 flexible employment units, with access, parking and landscaping.

“This application seeks full planning permission for the demolition of existing buildings and the construction of approximately 4,300 sqm of new employment floorspace across 11 units in a range of sizes, with associated access, parking, and landscaping at land north of Meadow Road and east of Milford Road, Reading. The site is split between the Core Employment Area (west) and land allocated for residential development under Policy WR3b (east).”

“The proposals comprise the demolition of the existing buildings and structures and the construction of approximately 4,300sqm of employment floorspace across 4 buildings and broken into 11 individual units, ranging from 659 sq.m to 1756 sq.m. The buildings would vary in height from 8.9m to 10.5m in ridge height.”

Officer report

The site and surroundings

The site contains existing employment buildings, borders residential gardens and housing, and includes land within Flood Zone 2.

“The application site is an L-shaped parcel of land and relates to land to the north of Meadow Road and east of Milford Road with a site area of 0.89ha. The site currently accommodates two existing employment buildings, building 1 has a floor area of 2,180 sq.m and building 2 has a floor area of 1,205 sq.m 1.2.”

“The north and east boundaries of the site abut the ends of residential gardens serving two storey terraced dwellings to Denbeigh Place and Addison Road, including Denbeigh Play Area to the north. To the south, the site abuts Meadow Road, beyond which lies the recently completed Bellway residential development for 96 dwellings and associated car parking, public realm and landscaping (ref. 171814), now known as Printers Road (on the Former Cox & Wyman printers site) .”

Officer report

Consultation and objections

Flood, environmental protection, natural environment and highways consultees raised concerns or conditions, while eight objections covered policy, homes, amenity, traffic, parking and environmental effects.

“Non-Statutory: RBC Environmental Protection Objects. Insufficient information has been received that the proposed employment uses would not result in harm relating to noise and over spill of light. RBC Planning (Natural Environment Team) Objects. The proposal landscape plans do not coordinate with the Suds scheme proposed and insufficient information has been provided that the is sufficient soil depth for the proposed trees.”

“Public consultation: The planning site notice was displayed at the site on 12/09/2025 and left in place for a minimum of 21 days (until 28th October 2025). A press advert was also published in the local paper and eight objections were received, raising the following issues: • Does not according with planning policy • Allocated for housing • Impact on neighbouring residential amenities • Phantom Brewery should be able to continue post development.”

Officer report

Who addressed the committee

Ward Councillor Adele Barnett-Ward addressed the committee, and comments and objections were considered.

What members considered

Members received updated information, considered changes to refusal reasons, added cycle storage as a concern and asked officers to assess commercial traffic on residential streets.

“It was recommended verbally at the meeting that an additional reason for refusal relating to cycle storage be added. It was also recommended that officers consider the potential impact of commercial traffic on residential streets and be authorised to add a further additional reason for refusal if appropriate.”

Minutes

The committee’s decision

The committee refused permission with amended reasons, retained the informatives, added a cycle-storage reason and authorised possible further consideration of commercial traffic.

“(1) That application PL/24/1191/FUL be refused planning permission for the reasons set out in the original report, with the informatives as set out in the original report, with the amendments to reasons set out in the update report, and the additional reason for refusal as set out below:”

“(2) That the Assistant Director of Planning, Transport and Public Protection Services be authorised to consider the potential impact of commercial traffic on residential streets and, if appropriate, add a further additional reason for refusal.”

Minutes