16 homes at Land to the rear of Pennyhill, Woodlands Road, Harpsden

Whether the site counted as infill

Officers judged the site to be infill development in the small village of Lower Shiplake, consistent with an appeal decision on the adjacent site.

“The key consideration for determining the application was whether the principle of development was acceptable and whether the site constituted infill development. The site is in the small village of Lower Shiplake, with policy H16 of the Local Plan supporting infill development in villages.”

“The application for the adjacent Crossways development was decided on appeal with the Inspector determining that the site was part of Lower Shiplake. The current application site is closely surrounded by residential development and as such represents infill I a smaller village in accordance with policy H16 and acceptable in principle.”

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Drainage and infrastructure

The Environment Agency and the council's drainage officer accepted the scheme subject to conditions, and it would upgrade a nearby pedestrian crossing.

“There were no technical objections remaining however there had been a number of public representations relating to ground conditions on the site. Following further information and plans provided by the applicant, both the Environment Agency and the Council’s Drainage Officer were content that the development could be delivered subject to conditions.”

“The proposal would deliver off-site infrastructure improvements including upgrading the pedestrian crossing on the A4155.”

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What officers recommended

Officers recommended approval subject to the conditions set out in the report.

“The application was recommended for approval subject to conditions as set out in the report.”

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Who spoke

A supporter spoke in favour of the application.

What members debated

Members queried missing ecology reports, how conditions would be enforced, and whether the site really counted as infill.

“Members asked about a number of missing reports in the application including those related to Great Crested Newts, bats, birds, and contaminated land. The committee were advised that these reports would be secured by conditions, other than the Great Crested Newt Report which would be secured prior to permission being agreed in accordance with the recommendation made to Committee.”

“Members asked whether the site was considered to be infill, Officers clarified the status of the adjacent site which had extant planning permission but was yet to be built out.”

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The vote

A motion to approve the application was carried.

“A motion, moved and seconded, to approve the application was carried on being put to the vote.”

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What was decided

The committee delegated authority to grant permission subject to a newt licensing report, a legal agreement and listed planning conditions.

“RESOLVED: to delegate to the Director of Planning, in consultation with the Chair of Planning Committee, to grant planning permission P25/S0350/FUL subject to the following conditions: The submission of a District Level Licensing report to confirm that the District Level Licensing Scheme can be entered into and the conditions of the report and scheme can be met.”

“The following conditions: a) Commencement b) Approved Plans c) New Vehicular Access d) Landscaping Scheme (trees and shrubs only) e) Local Area of Play f) Surface water drainage works (details required) g) Protected and Priority Species Features h) Contaminated Land – Linked Conditions (1) i) Boreholes j) Piling k) Construction Method Statement l) Construction Environmental Management Plan m) Tree Protection (Detailed) n) External Lighting – Bats o) Landscape Management Plan…”

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