135 homes and SANG at Land at Ducks Nest Eversley Road, Arborfield

What was proposed

The hybrid application sought a SANG and outline permission for up to 135 homes, with access considered and other residential details reserved.

“Applicant Sophie Horsley, BDW Trading Ltd t/a David Wilson Homes (Southern) Site Address Land at Ducks Nest, Eversley Road, Arborfield Proposal Hybrid application comprising a Full application for the change of use of land from agricultural land to provide an area of Suitable Alternative Natural Greenspace (SANG), including the details of associated landscaping, planting, drainage measures, parking, walking routes and other works associated with the creation of the SANG, and…”

Officer report

What officers recommended

Officers recommended approval because the tilted balance meant the housing, affordable homes and strategic SANG benefits outweighed the identified harms.

“Overall, in applying the tilted balance required by Paragraph 11d (ii) of the NPPF and when taking all matters into consideration, the adverse impacts of the proposed development would not significantly and demonstrably outweigh those identified benefits when assessed against the policies in the Framework when taken as a whole. The application is therefore recommended for approval subject to the conditions and legal obligations set out in this report.”

Officer report

What people were concerned about

Objections focused on countryside development, settlement coalescence, traffic, flooding, infrastructure, wildlife, landscape character and the proposed SANG.

“Principle of development • The land is not proposed for development under the new local plan • Loss of agricultural land to development • South of Wokingham is already swamped with development compared to the north • Would further erode green gap between Arborfield Green and Arborfield Village • Green space should be protected • This is premature development ahead of Local Plan adoption - approving this application could prejudice the outcome of the plan-making process by…”

“Character of the Area/ Wildlife • Planting will not offset 135 new houses • Will erode the environment for local wildlife • Impact on rural character of the area • Insufficient justification for SANG provision and how it will effectively mitigate the impact of the development on the Thames Basin Heaths Special Protection Area.”

Officer report

Who spoke

A resident spoke against the application, the agent supported it, and the ward councillor spoke against it.

What members debated

Members debated drainage, school and sewage capacity, trees, housing supply, sustainability, landscape, access safety, highway mitigation and affordable housing certainty.

“The Committee discussed highway issues such as safety, and the cumulative impact of development in the Arborfield area, in detail. Councillors expressed particular concern about the proposed access from Observer Way, the speed and volume of traffic on surrounding roads, the addition of a further arm to an already busy roundabout on Eversley Road, and the practicality and safety of turning movements.”

“The Committee recognised that the proposal would deliver up to 135 dwellings, including 40% affordable housing. However, concerns were raised about the certainty of affordable housing delivery and the potential for a future viability review. The Case Officer advised that 40% affordable housing would be secured through the Section 106 agreement, based on the final number of dwellings, (up to 135).”

Minutes

The committee’s decision

The committee granted full permission for the SANG and outline permission for up to 135 homes, subject to a newt licence, conditions and a section 106 agreement.

“RESOLVED: That for application 250733 full planning permission be granted for the creation of a Suitable Alterative Natural Green Space (SANG) and outline permission for up to 135 residential dwellings subject to: - Confirmation that the Applicant has joined the Council’s District Licencing Scheme for Great Crested Newts for this scheme - Conditions & informatives outlined in Appendix 1 of the report and amended head of term 16.”

“OR ii) REFUSE full planning permission if the District Licence is not joined, and/or the s106 legal agreement is not completed within eight months of the date of this resolution (unless officers on behalf of the Assistant Director – Place and Growth agree to a later date for completion of the legal agreement)”

Minutes

Main requirements

The decision required affordable housing, SANG management and maintenance, highway improvements, financial contributions, monitoring and travel obligations.

“SANG maintenance commuted sum of £1,540,980.00 - To allow the SANG to function as an alternative semi-natural space for the SPA, it must remain safe, functional and attractive. As such, appropriate maintenance and management responsibilities need to be secured. It is the Council’s preference that the SANG is transferred to the LPA for management, alongside a commuted sum to secure this management in the long term.”

“New vehicular access to west of the Eversley / Langley Common Road roundabout along with a new controlled crossing (north) to connect to Rickman Close ((based on drawing number 184395-PD19.1B) thereby linking the site to planned route/crossing to Baird Way, to be delivered by Crest); • Active Travel Access; a crossing to Baird Road (based on drawing 184395-PD20 Rev A) and via Harts Close connecting to Link Way (based on drawing No 184395- PD16B) thereby linking to the…”

Minutes