53 homes at Land At Old Forest Road, Wokingham

What was proposed

The application proposed 53 dwellings with affordable housing, landscaping, parking, drainage, open space and associated works.

“Applicant Elstree Land Ltd Site Address Land at Old Forest Road, Winnersh, Wokingham, RG41 1JA Proposal Full application for erection of 53 no. dwellings with associated landscaping, parking, drainage, open space and other associated works. Type Full application Officer Benjamin Hindle Reason for determination by committee Major application…”

“The application seeks full planning permission for the proposed erection of 53 dwellings, 40% of which will be on-site affordable houses with associated access, landscaping, open space and drainage. The site benefits from a draft local plan allocation.”

Officer report

The site

The undeveloped greenfield site is in designated countryside beside Wokingham, the North Wokingham development area and the Northern Distributor Road.

“The application site is located within the designated countryside, however, it lies directly adjacent to both the major development location of Wokingham (with the proposed access included in its designation) and the North Wokingham Strategic Development Location.”

“The site intersects Old Forest Road and Toutley Road (the Northern Distributor Road), and at current is an undeveloped greenfield site which faces the Old Forest Meadows SANG. Numerous examples of high-quality landscape features apply to the site, namely the existing TPO and mature trees which divide its eastern and western extents, buffer hedgerow and trees to the south, wrapping round to the west (separating the site from adjacent neighbouring dwellings).”

Officer report

Consultation responses

Most technical consultees raised no objection subject to conditions or obligations, while town and parish councils raised concerns about access, safety and trees.

“No objection subject to conditions/obligation No objection subject to conditions No objection subject to conditions/obligation No objection subject to conditions No objection subject to obligation No objection subject to condition/ obligation No objection No objection subject to conditions Advice provided No objection subject to obligation Advice provided Advice provided Advice provided No response received No response received No response received No response received No…”

“Concern regarding the proximity of the access road to several mature trees subject to Tree Preservation Orders (TPOs). Further assessment is required to ensure that these protected trees are not adversely affected. (Officer note: WBC Trees and Landscape raise no objection with respect to the retention of many of the protected trees on site, and consider where they are lost, sufficient mitigation can be provided).”

Officer report

Residents’ concerns

Residents objected to highway safety, access, trees, countryside loss, drainage, infrastructure, privacy, construction disruption and wildlife impacts.

“Concerns raised on highway safety, amenity, character and appearance grounds relating to the proposed access (Officer note: WBC Highways raise no objection to the safety of the proposed access, nor that adequate visibility splays can be secured. The body of the report outlines assessment of amenity and character impacts arising from the development).”

“Disruption to residents during construction (Officer note: a temporary construction access is due to be created away from existing residential dwellings. A CMP condition has been recommended to minimise disruption).”

Officer report

Who spoke

A town council representative, a residents’ representative, the agent and a ward member addressed the committee, with objections and support presented.

Members’ debate

Members discussed vehicle passing, alternative access, pedestrian routes, drainage, trees and possible overlooking of existing properties.

“The practicality of two large vehicles passing each other along the access route. • Some Members queried whether an alternative access from the Northern Distributor Road had been considered and expressed concerns about the impact of the proposed access arrangement on nearby residents and trees. • Members sought clarification on pedestrian routes. • Drainage and runoff management where access levels were raised by Oakley Cottage.”

“With regards to Members concerns around the width of the access road and vehicles passing, the Highways Officer advised that the access was 5.5m at the junction with Old Forest Road, narrowing to 4.8m. The “Living Streets” guidance identified 4.8m as a minimum width for new developments of up to 50 dwellings. Vehicle tracking indicated a refuse vehicle could pass a car. Council refuse vehicles were 2.25m wide and modern delivery vans around 2.35m wide.”

Minutes

The vote

A motion to approve the application, subject to amended condition 27, was proposed and seconded before the committee resolved to approve it.

“It was proposed by Councillor Andrea and seconded by Councillor Jewell that the application be approved subject to amended condition 27.”

“RESOLVED: That application 251421 be approved subject to the conditions and informatives detailed in agenda pages 59 to 75 and amended condition 27 as detailed in the update paper.”

Minutes