Agenda item

RECOMMENDATION: Conditional approval

Proposal: Full application for the proposed change of use of building to educational use, including internal and external alterations (part retrospective).

Applicant: Wokingham Borough Council

The Committee considered a report about this application, set out in agenda pages 15 to 32.

The Committee were advised that updates contained within the Supplementary Planning Agenda included:

·     Comments from Earley Town Council, received after the publication of the Committee agenda;

·     Officer commentary with regards to the query from Earley Town Council regarding the absence of a Transport Statement;

·     Officer commentary regarding potential wording for a BREEAM (or equivalent) ‘Excellent’ condition.

Andrew Mickleburgh commented that he had reservations with the implications of installation of a gas boiler, however the wording within the Supplementary Planning Agenda regarding potential BREEAM ‘Excellent’ satisfied his concerns.

Michael Firmager queried whether the building would be insulated to an exceptional standard, given that historically the building had lacked such insulation. Baldeep Pulahi, case officer, stated that the internal works did include insulation, and there was a Building Control application which was pending a decision. Michael Firmager asked that a copy of the Building Control report be circulated to the Committee once it was finalised. Brian Conlon, Operational Lead – Development Management, stated that it depended if the school was using the Council owned Building Control Service. In addition, accommodation of children was required to meet other certain standards separate from the Planning or Building Control requirements.

Rachelle Shepherd-DuBey queried whether the school contained any asbestos or RAAC. Baldeep Pulahi stated that the school did not have any asbestos or RAAC to her knowledge, however this was a Building Control matter

Alistair Neal noted that this would be the second community facility lost in the locality since 2018, neither of which had any proposals to be replaced. Alistair added that he understood that this was not a Planning matter.

Wayne Smith raised concern that as this was a part retrospective application, it would be very difficult to achieve a BREEAM ‘Excellent’ standard, given that the roof had already been completed. Brian Conlon stated that it may be advisable to defer to officers to confirm if such a condition was able to be achieved given the current wording within the Supplementary Planning Agenda. Brian added that officers could seek a compromise in the event that such a condition was not possible. Brian noted that similar conditions had been applied to other schools which had completed refurbishment of historical parts of the site. Wayne Smith reiterated that it was very easy to achieve such standards when building from scratch, however fulfilling them when retro-fitting was an entirely different matter.

David Cornish proposed that officers be delegated, in conjunction with the Chair, Vice Chair and Wayne Smith, to assess whether a condition requiring BREEAM ‘Excellent’ was able to be achieved given the current wording within the Supplementary Planning Agenda. This was seconded by Andrew Mickleburgh.

Alistair Neal proposed that the application be approved in line with the officer recommendation and delegation of assessment of potential BREEAM ‘Excellent’ condition as outlined above. This was seconded by Bill Soane.

RESOLVED That application number 231869 be approved, subject to conditions and informatives as set out in agenda pages 24 to 25, and delegation to officers in conjunction with the Chair, Vice Chair and Councillor Wayne Smith, to assess whether a condition requiring BREEAM ‘Excellent’ was able to be achieved given the current wording within the Supplementary Planning Agenda.