Kennet Centre redevelopment at The Mall The Kennet Centre, Newbury

What was proposed

The application proposed partial demolition and redevelopment with 317 homes, commercial space, access, parking, landscaping, energy installations and changes to the cinema and car park.

“Full planning permission for the redevelopment of the Kennet Centre comprising the partial demolition of the existing building on site and the development of new residential dwellings (Use Class C3) and resident's ancillary facilities; commercial floorspace (Class E (a, b, c, d, e, f, and g)); access, parking, and cycle parking; landscaping and open space; sustainable energy installations; associated works, and alterations to the retained Vue Cinema block and additional…”

“West Berkshire Council Western Area Planning Committee 10 th September 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

The 2.2-hectare site contains the shopping centre, commercial and office space, the Vue cinema and a retained multi-storey car park.

“West Berkshire Council Western Area Planning Committee 10 th September 2025 1.7 The proposed development involves an additional storey on the existing Kennet Multi Storey car park. The scheme proposes the provision of a total of 557 parking spaces. Existing site 1.9 The site extends to approximately 2.2 hectares in size.”

“A multi-storey car park (MSCP) is located on the southwest corner of the Site. This is currently operated by WBC and is to be retained. The Kennet shopping centre was built in the late 1970’s/early 1980s and is in a state of decline according to the applicants and is considered to be failing as a shopping centre and in need of significant investment and repurposing. 2.”

Officer report

What officers recommended

Officers recommended approval subject to a Section 106 agreement because the public benefits were considered to outweigh policy conflicts and technical concerns.

“Flood Risk and Sustainable Drainage 20.1 According to Policy SP6, in order to restrict or reduce runoff, surface water will be managed in a sustainable manner through the implementation of Sustainable Drainage Methods (SuDS) in accordance with the SuDS Supplementary Planning Document, best practice, and the Non-statutory Technical Standards for Sustainable Drainage. The surface water strategy has been reviewed and considered by the LLFA.”

“West Berkshire Council Western Area Planning Committee 10 th September 2025 standards, such as amenity space and drainage, but these are considered acceptable in the context of the site’s constraints and the wider planning benefits. On balance, the proposal is considered to comply with the development plan when read as a whole, and the material considerations clearly indicate that planning permission should be granted.”

Officer report

Who spoke

The committee heard from a town council representative, an objector, the agent and a ward member.

What members debated

Members discussed construction effects, public access, design and height, housing mix, drainage, waste collection, parking, economic benefits and conditions.

“Given her concerns about the buildings’ height and the Committee’s inability to alter the plans, Councillor Sturgess stated it was a balanced decision for the Committee to make. The Committee reinstated Standing orders. Member Questions to Officers 15.”

“Councillor Amirtharaj described the development as a massive project that would change Newbury for the next 100 years. He commended the applicant's efforts and saw it as a good development overall, but with flaws that needed to be addressed through robust conditions, particularly regarding public access and ensuring the Construction Management Plan returned to the Committee. He stated he would support the application if these conditions were included. 19.”

Minutes

The vote

Members voted on a proposal to accept the officer recommendation and grant planning permission subject to the reported conditions.

“While he understood the officers' concerns regarding SuDS, refuse, and affordable housing, he felt the overall scheme was a vast improvement on the previous one and was minded to approve it. Councillor Woollaston agreed that retail had changed and town centres needed to concentrate their offer. He felt the current shopping centre was "dead".”

“Councillor Howard Woollaston proposed to accept Officer’s recommendation and grant planning permission subject to the conditions listed in the main report and update report. This was seconded by Councillor Tony Vickers 25. The Chairman invited Members of the Committee to vote on the proposal by Councillor Woollaston, seconded by Councillor Vickers, to grant planning permission. At the vote the motion was carried.”

Minutes

The decision

The committee authorised permission subject to completing the Section 106 obligation within six months and complying with the conditions.

“In the event that the Section 106 planning obligation was not completed within the specified timeframe, the Development Manager be authorised to refuse the application for the reasons listed in the report.”

Minutes