Issue - meetings

Recommendation: Refusal

Proposal: Full application for the proposed redevelopment of existing mixed-use site to a new garden centre with associated play area, allotments, reconfigured parking and servicing, landscaping and other associated infrastructure, replacement cafe, demolition of existing glasshouses, and retention of existing farm shop, site office/toilet block

Applicant: Hare Hatch Sheeplands

The Committee considered a report about this application, set out in agenda pages 175 to 240.

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

·         Inclusion of the 2019 appeal decision for information;

·         An additional 33 submissions in support of the proposal, and an additional 6 submissions in support from those who had previously commented on the application, and associated officer responses;

·         Inclusion of a rebuttal to the recommendation from the agent, and associated officer responses.

Alyson Jones, agent, spoke in support of the application. Alyson stated that in addition to being the agent for the application, she was a local resident and had been a customer at Hare Hatch for many years. Alyson stated that the applicant fundamentally disagreed with the approach taken within the report in relation to the green belt, as the site was in a mixed use its redevelopment was appropriate in accordance with the green belt tests. In addition, Alyson felt that the officer assessment of very special circumstances was flawed, as an Inspector had given weight to considerations such as customer expectation, popularity and value to the community, rural job creation and training. Alyson felt that no weight had been given to the huge community benefits which would be delivered as part of the proposals including a new children’s play area, community allotments and recreational facilities, nor significant levels of biodiversity net gain and electric vehicle charging points, or the fifty-eight percent reduction in floor space due to the removal of the existing greenhouse structures. Alyson felt that the previous abuse of process should also be taken into account as very special circumstances. Alyson added that the local community had clearly demonstrated that they wanted these proposals, which would provide a clear basis for the applicant, community and Wokingham Borough Council (WBC) to move forwards in a positive way. Alyson made it clear that should the application not be approved then an appeal would be lodged, and it was likely that further applications would have to be made to the Planning Committee with ad-hoc applications to keep the business operational. Alyson reminded the Committee that should these applications fail, the banks would sell the land to a property developer, and Hare Hatch would lose its community heart.

Mark A’Bear, resident, spoke in support of the application. Mark was representing a large number of residents who were strongly in support of the proposals. Mark added that this application represented opportunities in three respects. Firstly, the application stood on its own merits as a unique proposition that did not exist anywhere else within the Borough, promoting environmental credentials, carbon capture, renewable energy use and sustainability. Secondly, this was an opportunity to extend and  ...  view the full minutes text for item 85