Agenda item

Recommendation: Conditional approval

Proposal: Full planning application for a park and ride facility comprising access, car and motorcycle parking spaces, bicycle storage, bus stops, landscaping, drainage and ancillary development.

Applicant: Wokingham Borough Council (WBC)

The Committee received and reviewed a report, set out in agenda pages 23 to 58.

The Committee were advised that the Members’ Update included:

·           Various corrections to references of neighbouring property addresses;

·           Confirmation that that assessment of impact on residential amenity was undertaken in relation to the above mentioned properties;

·           An annotated version of the site plan was circulated to Members for their consideration.

In line with the given deadlines, one public written submission was received for this item. This submission was circulated to Members in advance, and noted on the evening. The submission as provided can be found below.

WSP provided the following statement in support of the application on behalf of the applicant:

1      “The Scheme is part of a local commitment to relieve congestion along key road corridors and is supported by Wokingham Borough Council (WBC) and Bracknell Forest Council (BFC) in their work to deliver cross-boundary solutions to local transport network issues. The proposed Site was previously identified as part of the Keephatch Beech development, and has been designated as a Park and Ride (P&R) facility within WBC’s Core Strategy (2010), reinforcing the case that a P&R Scheme at this location forms part of a long-established preference for the Council’s transport solutions for reducing congestion and improving connectivity to Wokingham and Bracknell.

2      The Scheme would complement other A329 strategic corridor improvement schemes promoted by both WBC and BFC in contributing to mitigate the impact arising from new developments. The Scheme will provide 254 car parking spaces and provide an alternative travel choice along the A329 corridor. The Scheme aligns with the Council’s ambitions as the Site is allocated in WBC’s Local Transport Plan (Strategy 2011 – 2026).

3      The desired outcome of the Scheme is to improve accessibility through public transport by providing an alternative method of transport into Wokingham and Bracknell town centres, which would encourage more people to switch from using the private car to a more sustainable transport mode. By removing car trips, the Scheme would result in improved journey times to Wokingham and Bracknell town centres, especially at peak times which would have beneficial effects on reducing congestion and therefore driver stress, whilst facilitating air quality improvements and noise reduction. Overall, the Scheme will ensure public transport is more inclusive by ensuring good quality bus services to and from key destinations in the area.

4      The car park design include spaces and charging points for electric vehicles which will help reduce the emissions that contribute to climate change. In 2019 WBC declared a “climate emergency”, the Scheme contributes to the steps WBC is taking to reduce adverse environmental impacts and improve public health in the area, and to make WBC carbon neutral by 2030.

5      The Planning, Design and Access Statement (PDAS) submitted with the planning application provides an overview of the Scheme; sets out the need for the Scheme; assessed the material considerations, and examined how any residual adverse effects will be mitigated. The PDAS has assessed the Scheme against relevant planning policy and material consideration.”

Members were asked in turn for any comments or queries on this application. Specific comments or queries are summarised below.

Malcolm Richards commented that as a Ward Member for this area, he had been aware for some time of the proposed development. Malcolm added that should this land not be developed into a park and ride, the land would revert to the developer. Malcolm was of the opinion that this was a good location for a park and ride facility, with frequent existing buses passing by the site. Malcolm sought clarification regarding the hours which lighting would be operational on the site, and queried whether a vending machine could be located on site. Nick Chancellor, case officer, stated that there was currently no detailed proposals for lighting hours, however there was a proposed condition to control lighting hours. Nick added that later in the process, when more was known about how the site would be managed, more detail would be available regarding lighting. Nick stated that there were no details regarding a vending unit, however there was scope for small outbuildings such as a toilet block.

Stephen Conway stated that he had some reservations regarding this application, including whether this was the right location for a park and ride in the North Wokingham SDL. However, Stephen stated that the Committee had to look at the application in front of them. Stephen stated his hope that adequate protections including landscaping would be provided to protect local residents.

Carl Doran queried which buses would serve the proposed park and ride, whether a bus lane was planned on the A329, and what would be the charging structure for use of the park and ride. Judy Kelly, Highways Development Manager, stated that the existing 4 and X4 services ran past the proposed site, at an approximate frequency of 4 services per hour. Judy added that a bus lane was not currently planned on the A329, and the fee charging structure had yet to be finalised. Carl added that the business case for this application relied on economic sustainability under the NPPF, which in his opinion would not be achieved by the proposals as there was to be no dedicated bus service, and the overall proposals would not be an attractive proposition for potential users. Judy Kelly stated that there was a sum of S106 money set aside for public transport provision within the North Wokingham SDL. Connor Corrigan, Service Manager – Strategic Development Locations and Planning Delivery, stated that the proposal would serve both Wokingham and Bracknell, and possibly Twyford in the future. Connor added that this scheme was funded by the LEP, and there was potential for a dedicated bus lane and dedicated bus service in the future.

Pauline Jorgensen commented that there were proposals to protect the nearby ancient woodland and residential accommodation with landscaping. Pauline added that there was no local train station at the proposed site as there was at the Winnersh park and ride, and therefore people would be more likely to catch the bus into Reading. Pauline commented that the land was being handed over to WBC, the business case had been approved by the LEP, and the LEP were funding the scheme.

Abdul Loyes queried whether there had been any significant changes to the application since its conception in 2015. Nick Chancellor stated that the proposals in front of Members was what was expected from the outline application and reserved matters.

Andrew Mickleburgh sought assurances that the impact of the proposals on both existing and future housing had been given substantial weight, queried whether the screening matrix process had caused any harm to neighbouring properties, and asked whether the business case was material consideration, and what ‘finer details’ could be amended should the application be approved. Nick Chancellor stated that the screening process had been carried out prior to the application, and the conclusion was that it did not cause significant harm to wither existing or future neighbouring properties. Nick stated that minor details were commonly looked at by officers after approval, and if any aspects were deemed unacceptable then professional officers would reassess these specific aspects.

Simon Weeks sought clarification that the Committee needed to assess this application based on material planning considerations. Mary Severin, Borough Solicitor, confirmed this to be correct.

Angus Ross queried whether the land would remain as WBC land after handover should the park and ride fail, whether the CCTV was live monitored or recorded, and whether the hours of operation had been finalised. Nick Chancellor stated that the S106 was conditioned only for a park and ride, therefore should the park and ride fail the land would go back to the developer. Nick added that he was not aware of any detail regarding the CCTV, however this would be covered by condition. The provisional hours of operation were 7am-7pm, however the parking management scheme would allow more nuance and control.

A number of Members raised concerns with the provisional hours of operation were insufficient for a site to be used as a park and ride. By contrast, a number of Members were concerned that this was not a planning consideration. It was proposed by Angus Ross, and seconded by Pauline Jorgensen that hours of operation be conditioned between 6.30am and 11pm. Upon being put the vote this proposal was lost.

It was proposed that hours of operation and hours of lighting operation be agreed in consultation with the Chair of the Planning Committee and the Ward Members. This was unanimously agreed by the Committee.

RESOLVED That application number 201149 be approved, subject to conditions and informatives as set out in agenda pages 24 to 32, with the hours of operation and hours of lighting operation to be agreed in consultation with the Chair of the Planning Committee and the Ward Members as resolved by the Committee.