Agenda and minutes

Venue: David Hicks 1 - Civic Offices, Shute End, Wokingham RG40 1BN. View directions

Contact: Callum Wernham  Democratic & Electoral Services Specialist

Media

Items
No. Item

79.

Apologies

To receive any apologies for absence.

Minutes:

There were no apologies for absence.

 

Stephen Conway shared his thanks to former Councillor Carl Doran, for his hard work on the Committee and his very useful contributions to discussions, including pushing for good quality affordable housing to be delivered across the Borough. These thoughts were echoed by the Committee, and would be circulated to Carl.

80.

Minutes of Previous Meeting pdf icon PDF 226 KB

To confirm the Minutes of the Meeting held on 9 February 2022

 

Additional documents:

Minutes:

The Minutes of the meeting of the Committee held on 9 February 2022 were confirmed as a correct record and signed by the Chairman, subject to the following minor amendment.

 

Minute Item 73: “Rebecca added that she had not been involved with the applications or the committee set up for these applications at the parish Council and she did not sit on the Planning Committee for the Parish Council.”

81.

Declaration of Interest

To receive any declaration of interest

 

Minutes:

Andrew Mickleburgh made comments with regards to application number 214016. Andrew stated that he was a Member of Earley Town Council which had made a recommendation on this application, however he had not taken part in those deliberations. Andrew added that he came into this meeting with an open mind, would listen to all representations and take part in the discussions and vote.

 

Stephen Conway declared a personal interest with regards to application number 214108. Stephen stated that his son had worked at the site 15 years ago, and he himself had also been a customer. Stephen added that he came into this meeting with an open mind, would listen to all representations and take part in the discussions and vote.

 

Bill Soane declared a personal interest with regards to application number 214108. Bill stated that he had done some work for the site, though not for 5 years. Bill added that he came into this meeting with an open mind, would listen to all representations and take part in the discussions and vote.

82.

Applications to be Deferred and Withdrawn items

To consider any recommendations to defer applications from the schedule and to note any applications that may have been withdrawn.

Minutes:

No applications were recommended for deferral, or withdrawn.

83.

Application No.192325 - Land South East of Finchampstead Road, South Wokingham SDL pdf icon PDF 1 MB

Recommendation: Conditional approval subject to legal agreement

Additional documents:

Minutes:

Proposal: Hybrid Planning application (part outline/part full) comprising outline application with all matters reserved for up to 171 no. dwellings, public open space and associated infrastructure and full application for Suitable Alternative Natural Greenspace (SANG).

 

Applicant: Charles Church Development Ltd.

 

The Committee considered a report about this application, set out in agenda pages 13 to 142 and within pages 3 to 110 of the supplementary agenda.

 

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

 

·         Comment that an additional representation had been received from a correspondent who had also commented on the original and first re-consultation, and the issues raised had been covered within the officer report;

·         Correction to paragraph 9;

·         Additional cross reference to condition 3;

·         Explanation with regards to condition 20;

·         Additional condition 60 and additional associated informative 35.

 

Fitzroy Morrissey, resident, spoke in objection to the application. Fitzroy stated that the area immediately to the south of the development including his own property in Chapel Green was subject to regular flooding, with the driveway and garage being continually flooded between January and March of last year resulting in the fire brigade being called, whilst the tributary of the Emm Brook regularly flooded and the ditch to the side of Luckley Road was constantly waterlogged. Fitzroy added that the road and underneath the railway bridge regularly flooded during the winter months as did a number of properties on Luckley Road and Luckley Wood, which had become significantly worse in recent years as a result of rising water tables and climate change. Fitzroy was particularly concerned that the plans for the development did not take the risk of increased flooding to this area in to account, with the latest version of the flood risk assessment showing that there would be no increased flood risk to neighbouring properties as a result of this development, however this conclusion was based on an assessment of the likely flooding of the Emm Brook itself and did not take into account the risks associated with the flooding of the tributary. Fitzroy commented that according to the flood risk assessment, no flood risk measurement nodes had been allocated to this stream. Fitzroy stated that the current situation was already dangerous and unsustainable and would be made worse as a result of climate change, and there was concern that the area will be constantly under the threat of inundation if subject to further development unless much more severe flood mitigation measures were put in place. Fitzroy added that there were concerns that users of the SANG and the allotments may try to gain access via the emergency access route via Luckley Road, which was not suitable for vehicular parking. Fitzroy stated that there was already considerable damage to the road and verge of Luckley Road as a result of parking, which would only get worse should the application be approved. Fitzroy asked that additional measures be put in place to prevent users of the SANG and allotments from using Luckley Road  ...  view the full minutes text for item 83.

84.

Application No.214183 - Land At 1040 And 1100 Series Eskdale Road, Winnersh Triangle Business Park, RG41 5TS pdf icon PDF 485 KB

Recommendation: Conditional approval subject to legal agreement

Additional documents:

Minutes:

Proposal: Full application for the proposed temporary erection of 2no. sound stage buildings for commercial filming and 8no. workshops, with associated access, parking, landscaping and infrastructure for a period of five years (retrospective).

 

Applicant: Stage Fifty

 

The Committee considered a report about this application, set out in agenda pages 143 to 174.

 

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

 

·         Additional representation from Winnersh Parish Council, which should be read in conjunction with comments previously submitted;

·         Insertion of plans related to condition 1;

·         Update to the detailed floor space figures;

·         Updated paragraph 16;

·         Additional condition 17.

 

Oliver Bell, agent, spoke in support of the application. Oliver stated that the applicant specialised in the design, build and operation of professional design stages and boutique film and television studios across the UK and Europe, with clients including Netflix and Sony. Oliver added that the film sector was one of the fastest growing sectors in the UK, however a shortage of purpose built studios and production support space was a major issue in the UK, and this temporary application was seeking to accommodate the needs of a major international production company. Oliver commented that this application formed part of the first stage of the applicant’s investment plans, with a permanent application for a set of wider proposals due to be lodged later this year. Oliver stated that the intention was to deliver a creative quarter via the delivery of Winnersh film studios, and the applicant had committed to delivery of 25,000 square feet of office space with a final studio plan comprising of six sound stages and 50,000 square feet of work shop across the business park. The application before the Committee would create 250 direct and 250 indirect jobs, whilst the overall plans had the potential to create further 250 direct jobs, whilst also contributing to 250 indirect jobs relating to areas such as food provision and make-up. Oliver noted that the retrospective application was regrettable, however due to the slow nature of the English planning system the economic opportunity associated with the development would have been lost to Wokingham and likely the UK as a whole should works not have taken place. Oliver stated that Wokingham Borough Council (WBC) officers had worked positively on the application, and positive engagement had taken place with the parish Council, whilst no resident objections had been received.

 

Chris Bowring noted that Ward Members Prue Bray and Paul Fishwick had submitted comments in support of the application.

 

Rachelle Shepherd-DuBey commented that Wokingham was quickly becoming the Hollywood of the United Kingdom, and added her desire to see youth apprenticeships offered at the site.

 

Pauline Jorgensen queried where vehicles which used the previous overspill car park were parking now. Joanna Carter, case officer, stated that the applicant had advised that car park use was now lower as a result of hybrid working. Joanna added that should the application for permanent permission come forward, the applicant will be required to show that the  ...  view the full minutes text for item 84.

85.

Application No.214108 - Hare Hatch Sheeplands, London Road, Twyford, RG10 9HW pdf icon PDF 819 KB

Recommendation: Refusal

Additional documents:

Minutes:

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.

86.

Application No.214046 - Auto Trader House and Hartman House, Danehill, Lower Earley, RG6 4UT pdf icon PDF 881 KB

Recommendation: Conditional approval subject to legal agreement

Additional documents:

Minutes:

Proposal: Full application for the proposed demolition of the existing office buildings (Class E(g)(i)) and the erection of 1 no. building to form a single employment unit (Flexible Class E(g)(iii), B2 and B8 use(s)) with ancillary offices, including vehicular and pedestrian access, parking, landscaping, infrastructure and associated works

 

Applicant: The Owner and/or Occupier

 

The Committee considered a report about this application, set out in agenda pages 241 to 278.

 

The Committee were advised that there were no updates contained within the Supplementary Planning Agenda.

 

Angus Ross proposed that the meeting be extended by thirty minutes to a maximum end time of 11pm. This was seconded by Stephen Conway and upon being put to the vote the motion was carried.

 

Mark Thomson, agent, spoke in support of the application. Mark stated that the applicant had worked closely with officers, and thanked them for their professional report. Mark added that the site was in a very poor state and the application would transform the site to deliver a high quality industrial logistics development, which would respond positively to the Cutbush Industrial Estate. Mark stated that the site had extant residential permission, however this was not viable and it was considered the site’s location was more appropriate and logical for continued employment use. Mark added that the development sought to meet an unmet need for industrial and logistics within the Borough and would contribute approximately £4-5 million per annum to the economy whilst also generating a number of on and off-site construction and operational jobs. Mark stated that the design delivered a net gain in biodiversity, new native tree and hedge planting across the site, a mix of car, cycle and motorcycle parking including electric vehicle charging points, and sustainable drainage measures. Mark added that the building design incorporated high quality materials and has been designed to achieve BREEAM Excellent. Mark highlighted that the parking and infrastructure requirements had been carefully developed in close collaboration with the Council, including the Highways officer. Mark noted that no objections had been received, and one comment of support had been received from and adjacent business. Mark stated that the proposals were in accordance with local and national planning policy and guidance, and urged the Committee to approve the application.

 

Andrew Mickleburgh felt that the proposals had many merits including the BREEAM Excellent rating. Andrew sought details regarding the numbers and timing of HGV movements, and queried whether any parking restrictions along Cutbush Lane towards Danehill could be included and operational prior to occupation. Chris Easton, Head of Transport, Drainage and Compliance, stated that condition 22 had been set to limit the land use to comply with Wokingham Borough Council’s parking standards. In addition, there were proposals for funding to enable a traffic regulation order, however that would be determined via a separate process. Chris stated if there was an existing speeding issue, this should be reported. Andrew Mickleburgh asked officers to investigate the need for double yellow lines close to the junction of Danehill and Cutbush  ...  view the full minutes text for item 86.

87.

Application No.213975 - Indigo House, Mulberry Business Park, Wokingham, RG41 2GY pdf icon PDF 793 KB

Recommendation: Conditional approval subject to legal agreement

Additional documents:

Minutes:

Proposal: Full application for the proposed removal of the existing roof structure and the erection of a new second floor providing 11 No. 1 & 2 bedroom apartments, together with a cycle & refuse store.

 

Applicant: Mr D Bolt

 

The Committee considered a report about this application, set out in agenda pages 279 to 304.

 

The Committee were advised that there were no updates contained within the Supplementary Planning Agenda.

 

Sam Akhtar queried whether there was potential for inclusion of flora to attract a variety of wildlife to the roof gardens. Andrew Chugg, case officer, stated that this could be incorporated into the landscaping condition.

 

Rachelle Shepherd-DuBey proposed an informative exploring whether a gate could be installed through to Leslie Seers park to allow access for residents. This proposal was seconded, carried, and added to the list of informatives.

 

Angus Ross queried whether there was adequate bin storage on site. Andrew Chugg confirmed that adequate bin storage would be secured.

 

Bill Soane proposed an additional informative, encouraging the installation of electric vehicle charging points. This proposal was seconded by Rachelle Shepherd-DuBey, carried, and added to the list of informatives.

 

It was confirmed that the building did not have access to a lift.

 

RESOLVED That application number 213975 be approved, subject to conditions and informatives as set out in agenda pages 280 to 283, incorporation into landscaping conditions to include provision of flora to attract a variety of wildlife to the roof gardens, additional informatives exploring whether a gate could be installed through to Leslie Seers park to allow access for residents and encouraging the installation of electric vehicle charging points as resolved by the Committee, and subject to legal agreement.