Replacement plant at Waitrose, Oxford Road, Newbury

What was proposed

The application proposed replacing existing rooftop and service-yard plant with dry air coolers and heat pumps, with fencing, relocation and acoustic panels.

“West Berkshire Council Western Area Planning Committee 17.09.2025 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. This application seeks planning permission for the replacement of an existing plant for a superstore within a service yard and flat-roof area.”

“An existing container and satellite dish would be relocated, chain-link fencing erected around the ASHPs, and acoustic panelling fixed to the rear wall of the store. The recommendation is based on amended plans received by the Local Planning Authority on 12.06.2025. These were received and accepted due to the need for a small increase in heat pump size and type, to accommodate for the store’s internal refrigeration modifications. 2.”

Officer report

Consultation responses

The town council sought legal noise limits and mitigation, while highways, drainage and environmental health consultees raised no objection subject to conditions.

“The applicant has provided an assessment of the impact on the setting of these buildings within the submitted Design and Access Statement. Conservation areas: Section 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990 requires special attention to be paid to the desirability of preserving or enhancing the character or appearance of a conservation area. The superstore is adjacent the Newbury Town Centre Conservation Area.”

“Lead Local Flood Authority: No objection. Environmental Health: No objections to both original and amended plans subject to conditions.”

Officer report

Who spoke

An objector, the agent and a ward member addressed the committee; members then questioned the objector, agent and officers.

What was decided

The Development Manager was authorised to grant permission subject to the main and update report conditions and additional requirements.

“Councillor Abbs felt that if additional noise monitoring was to be conditioned, it should take place shortly after the first use of the new plant, with Officers being delegated the power to set the time of the noise monitoring. Councillor Paul Dick was in favour of an additional condition in order to reduce noise faced by residents. 19.”

“Additional/amended Conditions Submission of a Noise Impact Report following practical completion with Officers being delegated the power to set the time of the noise monitoring. Condition ensuring that the air source heat pumps hereby approved are restricted to operate an hour either side of the store trading hours.”

Minutes