Recommendation: C/A subject to legal agreement.
Proposal: Hybrid application (North Wokingham Strategic Development Location) for Outline permission (All Matters Reserved) for a development comprising of up to 300 residential dwellings, up to 800 square metres of restaurant / public house (use class A3 and A4), public open space and landscaping, allotments, acoustic mitigation comprising an earth bund and acoustic fence, surface water drainage, foul water pumping stations, land reserved for park and ride abd a Suitable Alternative Natural Greenspaces (SANGs) at Stokes Farm (7.91 ha).
Full permission for the Eastern section of the full Northern Distributor Road including proposed junctions with London Road and Binfield Road.
Applicant: The Keephatch Beech Consortium.
The Committee considered a report about this application set out on Agenda pages 1 to 77.
The Committee was advised that no part of the site was now in Wokingham Without (Big Wood SANG element removed) and that the Members’ Update included details of:
· The development area was 30.46ha, including 7.9ha of SANG;
· Additional comments received relating to the proposed allotments and landscaping, the number of three storey dwellings;
· Protection of the gap between Wokingham and Bracknell;
· Section 106 Heads of Terms;
· Consultation responses from:
o Planning Policy;
o Countryside Access Officer;
o Public Rights of Way;
o Trees and Landscape;
· Planning History; and
· Density of the site.
Amendments to conditions 1, 10 17, 45 and 47 and an informative relating to the Code for Sustainable Homes were also recommended, together with an additional condition relating to the requirement for an assessment of the future foul flows from the restaurant / public house, prior to the commencement of the development.
Mr Francis Ryder, representing Wokingham Town Council, spoke objecting to the application.
Mr Paddy Haycocks, and Mr Stephen Baker, representing themselves and local residents, spoke objecting to the application.
Mr Michael Knott, representing the applicant, spoke in support of the application.
Councillor Alistair Auty, Ward Member for Norreys, spoke to the application.
Local concerns had been expressed via letters and e-mails about the design of the NDR, increased use of traffic lights, the lack of a play park facility, the lack of a convenience/grocery store in the proposed development, flooding, schools, loss of green space, loss of woodland, increased noise and pollution, overdevelopment of North Wokingham, site drainage, the suggested park and ride facility, the impact on neighbouring properties, inadequate parking levels an increase in crime, the number of dwellings proposed and the loss of traditional features in the area.
In response to these concerns, Officers’ comments were summarised on Agenda pages 64 to 68:
RESOLVED: That application O/2014/2435 be approved, subject to:
1) the conditions set out on Agenda pages 5 to 24, with conditions 1, 10 17, 45 amended as set out on pages 1 and 2 of the Members’ Update and condition 47 being deleted;
2) an additional condition, as set out in the Members’ update relating to an assessment of the future foul flows from the restaurant / public house to be submitted and approved in writing by the Local Planning Authority in consultation with Thames Water. The unit not to be occupied until works for the disposal of foul and storm water sewage have been provided on the site; and
3) an amendment to Informative 13 to read “Code level 4 for all new homes”