Retrospective storage units at Compound Rear Of James Farm James Lane, Reading

What was proposed

The application sought retrospective permission for 182 storage units, including 144 metal containers, on former agricultural land.

“A retrospective planning application for change of use to B8 storage, including the positioning of personal storage containers at the site. James Farm, Burghfield Now Storage Limited. Extension of time agreed with applicant until 16/12/25”

“West Berkshire Council Eastern Area Planning Committee 10 th December 2025 1. Introduction 1.1 The purpose of this report is for the Committee to consider the proposed development against the policies of the development plan and the relevant material considerations, and to make a decision as to whether to approve or refuse the application.”

Officer report

The site and surroundings

The site is in open countryside, about 500 metres from the AWE Burghfield site, with fencing, bunds, CCTV and security lighting.

“The application site lies in open countryside, and lies in the DEPZ for Burghfield [AWE] site some 500m to the north. It lies in a flood zone 1 area in addition. Planning History 2.1 The table below outlines the relevant planning history of the application site. Application Proposal Decision / Date 14/03072/ful Change of use of land from agriculture to storage of 20 containers and 26 caravans.”

Officer report

What officers recommended

Officers recommended permission because economic benefits outweighed limited countryside harm, with no unacceptable effects on safety, highways, drainage, landscape or amenity.

“It is noted that one of the storage containers will be converted to an emergency safety cabin with full ventilation and insulation for occupants up to 48 hours. Plus food and water and cleaning facilities. The AWE have been asked to review their comments in view of the more recent Emergency Planning position, but had not responded at date of writing.”

“West Berkshire Council Eastern Area Planning Committee 10 th December 2025 DEPZ for the Burghfield AWE site. The development would nevertheless meet an ongoing public and commercial demand for accessible storage facilities, so assisting in sustaining the local rural economy. In addition, there are no highways, drainage, landscape and amenity objections.”

Officer report

Consultation responses

One parish council objected, while highways, environmental health, ecology, drainage and another parish council raised no objections; AWE maintained an objection in principle.

“Environment Agency: Do not wish to be consulted. Environmental Health: No objections raised on amenity/ noise grounds. Ecologist: No objections raised. BNG not applicable as the application is retrospective.”

Officer report

Public representations

No representations were received from members of the public.

“Public representations 4.2 Representations have been received from nil members of the public. Planning Policy 5.1 Planning law requires that applications for planning permission be determined in accordance with the development plan, unless material considerations indicate otherwise. The following policies of the statutory development plan are relevant to the consideration of this application.”

Officer report

Who spoke

A parish council representative, the agent and a ward member addressed the committee, with questions asked of the agent and ward member.

What members discussed

Members debated countryside character, lighting, storage demand, local businesses, jobs, environmental benefits, traffic and an electric vehicle charging point.

“Debate 10. Councillor Jeremy Cottam opened the debate by expressing concern at placing a large number of containers in the countryside. He believed that it was a sensitive site where light should be projected carefully, and indicated that he would like to see a condition to ensure the development met the Council’s dark skies requirement. He was pleased that a traffic survey was included in the report.”

“He noted the concerns raised by residents in previous applications, however, he highlighted that there had been few complaints raised about the current use of the site. He indicated that he was supportive of this application and was happy to approve it with the addition of an electric vehicle charging point. Councillor Clive Taylor agreed with the points raised by Councillor Pemberton and Councillor Cottam.”

Minutes