24 self-storage containers at The Nurseries, Bath Road, Midgham, Reading

What was proposed

The application sought to retain four storage containers and add 20 more for self-storage on existing hardstanding.

“Change of Use to allow Retention of Four and Proposed Siting of 20 Additional Storage Containers for Self-Storage. The Nurseries, Bath Road, Midgham, Reading, RG7 5XB [name withheld] 1 Extension of time agreed with applicant until 8th August 2025”

“This application seeks planning permission for the retention of four sipping containers and the siting of an additional twenty containers to be used for self storage. The proposed containers will match the appearance of the existing measuring approximately 6m x 2.4m and 2.6m high. The containers will be sited on an existing area of hard standing.”

Officer report

The site and its setting

The site is a 1.3-hectare rural commercial area enclosed by fencing, with access from the A4 and established vegetation screening views.

“The Nurseries comprises of approximately 1.3ha of commercial land. The site was originally occupied by a horticultural landscaping business but since this ceased trading the site has been subject to a number of planning applications which have seen the use of the land change to one of mixed general industrial alongside storage and distribution. Most recently retrospective permission was granted to allow for the retention of six storage containers for self storage.”

“The site is accessed from a road linking the site entrance to the A4 and is enclosed by 2m high palisade fencing. Views from the A4 are largely screened by established vegetation. Planning History The table below outlines the relevant planning history of the application site. Application Proposal Decision / Date 20/00286/FUL Change of use of the existing agricultural building on site to B8 storage and distribution use.”

Officer report

What officers recommended

Officers recommended approval because the proposal used an existing employment site and hardstanding, with conditions intended to control neighbour impacts.

“The application site is currently occupied by a mix of general industrial and storage uses and as such is already in employment use. Its proximity to the A4 provides for a sustainable rural location. As such the site is deemed to be an existing suitably located employment site in accordance with Policy SP1.”

“Given the absence of any trees, planting or existing buildings being affected by the proposals it is further considered that a Preliminary Ecological Appraisal is not required in this instance. As such the proposal complies with Policy SP11 of the West Berkshire Local Plan Review 2023-2041 and the guidance within the National Planning Policy Framework. Planning Balance and Conclusion The Nurseries comprises an existing rural commercial site within a sustainable location.”

Officer report

What consultees said

The parish council strongly objected, while highways, environmental health, archaeology and drainage consultees raised no objection subject to conditions or advice.

“Midgham Parish Council: Strongly object on the grounds that the site is overdeveloped and not in keeping with the rural setting. Noise disturbances are frequent for neighbouring properties. Highways: No objection subject to a condition to restrict the use to storage only. Environmental Health: No objection subject to conditions regarding self storage use only, hours of operation and a lighting condition.”

Officer report

Objections from residents

Sixteen contributors objected, citing noise, traffic, road safety, lighting, rural character, wildlife, trees, the pipeline and rural crime.

“Public representations Representations have been received from 16 contributors, 0 of which support, and 16 of which object to the proposal.”

“Impact on neighbouring amenity: noise from storage containers being accessed both late at night and early in the morning. Concern machining taking place from the containers, impact of additional traffic on the access road as vehicles unable to pass. Road safety concerns at the site entrance from the A4 and inability of vehicles to pass each other on the access road.”

Officer report

Who spoke

Two objectors addressed the committee, and a councillor’s letter was read on behalf of the ward member.

The committee vote

Members rejected a motion to approve with shorter opening hours, then carried a motion to refuse permission.

“The Chairman invited Members of the Committee to vote on the proposal by Councillor Pemberton, seconded by Councillor McCann, to refuse planning permission. At the vote the motion was carried. RESOLVED that the Development Manager be authorised to refuse planning permission on the basis that it contravened paragraph 116 of the NPPF by having an unacceptable impact on highways safety. (2)”

Minutes