20-home redevelopment at Sheerlands Road, Arborfield, Wokingham

What was proposed

The application sought outline permission for 20 homes, with access and layout considered now and other matters reserved for later.

“Applicant TA Fisher & Sons Site Address Land to the North East of Westwood Cottage Sheerlands Road Arborfield Wokingham RG40 4QX Proposal Outline application for the proposed redevelopment of the site and erection of 20 no. dwellings with associated access, infrastructure, open space and landscaping. (All matters reserved except for means of access and layout). Type Outline Officer Nick Chancellor Reason for determination by committee Major application…”

Officer report

The site and its setting

The site is within the Arborfield Garrison Strategic Development Location, between existing residential development, fields, mature trees and Westwood Cottage.

“The application site forms part of Arborfield Garrison Strategic Development Location (SDL) and is located on the western side of Sheerlands Road, to the immediate north of Westwood Cottage and to the south of the recently completed Kingsley Park (Redrow) development (Arborfield Green parcels H-J). Outline planning permission is sought for 20 no. dwellings with associated access, infrastructure, open space and landscaping.”

“The character of the site is currently evolving, as residential and commercial development continues within this part of the SDL. The site lies within a wedge of land comprising undeveloped fields and farmland and notable groups of mature trees. The southern half is partly formed of hardstanding, upon which are sited storage containers, together with ancillary buildings, open storage of materials and HGV parking.”

Officer report

Why officers supported it

Officers considered that replacing the unattractive yard with 20 homes, infrastructure and environmental improvements would provide greater benefits than the identified harms.

“The development would replace an existing builder’s yard, a lawful but visually unattractive and incongruous commercial use that has historically generated noise complaints from neighbouring residential areas. Redevelopment offers the opportunity to discontinue this unsuitable use by introduce a more coherent residential form of development within a visually contained wedge of land between existing SDL parcels.”

“Overall, the benefits of redeveloping an unattractive commercial site, delivering 20 new homes within a sustainable SDL location and securing necessary infrastructure and environmental enhancements are considered to outweigh the limited harms identified. Applying the ‘tilted balance’ required by the National Planning Policy Framework, the adverse impacts would not significantly and demonstrably outweigh the benefits.”

Officer report

Advice from consultees

Highways, drainage, ecology, environmental health, trees, landscape, heritage and other consultees raised no objection subject to conditions or contributions.

“CONSULTATION RESPONSES WBC Highways WBC Drainage No objection subject to conditions and s.106 obligations…”

“No objection subject to conditions WBC Landscape & Trees No objection subject to conditions WBC Green Infrastructure No objection subject to s.106 obligation WBC Environmental Health No objection subject to condition WBC Affordable Housing No objection (see report) WBC Ecology No objection subject to conditions WBC Built Heritage No objection WBC Public Rights of Way No objection WBC Environmental Health No objection subject to conditions Royal Berks Fire & Rescue No…”

Officer report

Who spoke

The agent spoke in support, describing the yard’s impacts, the proposed housing allocation, the lower density and how the scheme had changed.

What members discussed

Members discussed which details were fixed, contamination, access, the Orwell Drive link, drainage and when NHS and travel contributions would be paid.

“Members sought confirmation that the plot layout, roads and access were fixed under the outline submission, with reserved matters limited to details such as the appearance of dwellings. • Concerns were raised about the current and previous use of the land including storage and the presence of scrap vehicles and waste materials, and the potential for contamination. • Access to Sheerlands Road.”

“With regards to land usage and the potential contamination, Officers stated that the use was lawful via a certificate of lawfulness. The mitigation of contamination would be addressed through a condition requiring the agreement of mitigation scheme with the Council’s Environmental Health consultee, and its implementation and verification implemented prior to occupation. The Committee was assured that investigations regarding contamination would be thorough.”

Minutes

The committee’s decision

The committee approved the application subject to the listed conditions, informatives and a legal agreement securing infrastructure, environmental and employment obligations.

“RESOLVED: That application 240731 be approved subject to the conditions and informatives detailed on agenda pages 348 to 360, and the completion of a legal agreement to secure the following Heads of Terms…”

“Or ii) That the committee authorise the Head of Development Management to REFUSE full planning permission if the legal agreement is not completed within six months of the date of this resolution (unless officers on behalf of the Head of Development Management agree to a later date for completion of the legal agreement).”

Minutes