Agenda item

Recommendation: Conditional approval subject to completion of a satisfactory Unilateral Undertaking to secure SANG and SAMM contributions.

Proposal: Full application for the proposed erection of 46 no. dwellings (10 houses, 36 flats) with associated parking and landscaping, following demolition of existing buildings.

Applicant:  Wokingham Housing Limited

The Committee received and reviewed a report about this application as set out in agenda pages 13 to 44.

The Committee were advised that the Members’ Update included:

·         An amendment to the recommendation;

·         An amendment to condition 8 to reflect amended working hours;

·         Additional condition 27 regarding electric vehicle charging;

·         Additional Informative 5 regarding the protection of trees;

·         Correction of typographical error in paragraphs 11 and 27.

Roland Cundy, Finchampstead Parish Council, spoke in objection to the application.  He stated that the Parish Council welcomed the affordable housing element of the scheme and the development of a Construction Environmental Management Plan.  However, they had concerns regarding the potential impact of the demolition and construction on nearby residents.  Roland Cundy questioned whether contractors and construction traffic would be able to park on site during the construction to lessen the impact on residents.  He went on to ask whether consideration had been given to providing a temporary works access to the site from Barkham Ride.

Arch Thompson, resident, spoke in objection the application.  He commented that the existing 2 storey buildings would be replaced by 3 storey buildings and that this would mean that his and other properties would potentially be overlooked and that privacy would be lost.  There were no other 3 storey properties in the surrounding area.  He believed that an increase in the number and size of windows in the proposed properties compared with the existing properties would exacerbate the issue of overlooking.  Mr Thomson also raised concerns regarding excess noise and pressure on the infrastructure and suggested that the hours of construction be reduced further. 

Carl Wilcox, resident, spoke in objection the application.  He stated that his property backed on to the east block of the site.   A proposed property would be 4.75m from the boundary of his property, down from a distance of 12m for the existing property. He felt that this would mean that his property would be overlooked. 

Martin Gray, Living Architects, spoke in support of the application.  He emphasised that the site would be centred around a new village green which was for the whole community.  The height and width of the north and south blocks had been reduced and balconies had been removed from the east side.

Simon Weeks, Ward Member, spoke in support of the application.  He stated that the third floor of the 3 storey properties would be built into the roof space so that they would effectively be 2.5 storey properties.  He noted that distance requirements had either been met or exceeded across the site.  He welcomed the development of a Construction Environmental Management Plan, the proposed infrastructure contribution, the meeting of parking standards and the retention of a number of mature trees.  He requested that the Chairman and Ward Members be consulted with regards to condition 16, which related to a Construction Environmental Management Plan.

Members sought clarification regarding the distance between the site and neighbouring properties and the density of the site.  The Case Officer commented that standards regarding separation distance, as detailed in the Borough Design Guide, had been met. Whilst there would be some overlooking of several properties, it was believed that this would not create an unacceptable level of harm.

Members questioned whether the provision of a temporary works access to the site from Barkham Ride had been considered.  The Lead Specialist, Transport, Drainage & Compliance commented that this was unlikely to be an option.  Visibility may be insufficient and the scrubbing of vegetation would be required.  In addition an existing full signalised pedestrian crossing would need to be relocated.  The Case Officer added that there were a number of high quality trees in the area and it was hoped that these would be retained for the long term.

A Member asked about bus access and was informed that the Number 3 bus went frequently throughout the week and that there were bus stops along Barkham Ride.

A Member questioned whether the building materials from the demolition could be recycled on site.  The Lead Specialist, Planning Delivery & Compliance commented that this could be part of the Construction Environmental Management Plan.  A Member went on to ask whether there could be a requirement for all vehicles associated with construction to remain on site during construction.  The Lead Specialist, Transport, Drainage & Compliance emphasised that this could be difficult to enforce but efforts could be made to work with the applicant to achieve this.

In response to a Member question as to whether the bin area was of a sufficient size, particularly with the likely introduction of food waste collection in the future, the Lead Specialist, Planning Delivery & Compliance indicated that current standards had been met.

Members were pleased to note the level of affordable housing provision.

The Committee agreed that the Chairman and Ward Members should be consulted with regards to condition 16 (Construction Environmental Management Plan).

RESOLVED:  That

1)         application 181951 be approved subject to the completion of satisfactory planning obligations to secure SANG and SAMM contributions and conditions and informatives as set out in agenda pages 14 to 22, amended condition 8, new condition 27 and new informative 5 as set out in the Members’ Update;

2)         the Chairman and Ward Members be consulted with regards to condition 16 (Construction Environmental Management Plan).