Recommendation:  Conditional Approval

Proposal: Application for approval of Reserved Matters pursuant to Outline Planning Consent O/2014/2179 (as varied by 181194, dated 14/11/2018). The Reserved Matters comprise details of 235 dwellings across parcels P2, P3 & P7 with access via development parcel P1 and the proposed Nine Mile Ride Extension bus loop; emergency access via Sheerlands Road, associated internal access roads, parking, provision of Public Open Space (PG1), children’s play areas including a LEAP, LAP and LLAP and NEAP, together with parking, cycleways, footpaths, landscaping and sustainable urban drainage systems (SuDS). Details of access, appearance, landscaping, layout and scale to be considered

Applicant: Legal and General Homes Communities (Arborfield) Limited

The Committee considered a report about this application, set out in agenda pages 75 to 120.

The Committee were advised that there were no updates within the supplementary planning agenda.

Laura Powell, on behalf of the applicant, spoke in support of the application. Laura stated that the Hogwood Farm site was granted outline planning permission in 2017 for a mixed-use development including 1500 new homes and formed a part of the wider Arborfield Garrison SDL. Laura added that the first phase of this development included 178 new homes, of which approximately 90 were now occupied. Laura stated that the southern section of the Nine Mile Ride extension had also been approved in early 2020, with delivery expected next year. Laura added that the application before the Committee comprised the next residential phase of the development, comprising three development parcels which would lie immediately next to the south of Phase 1. Part of this application included proposals for a large area of open space, which would provide a green connection through the development to the SANG at the south of the site. Laura added that this would incorporate the wider bridleway network, as well as children’s play areas and a trim trail exercise area. Laura stated that the application would deliver 235 high quality homes, ranging from 1 bedroom apartments to 4 bedroom houses, including provision of 82 affordable homes which was policy compliant. Laura added that the applicant had worked hard with officers to ensure that the proposals were both policy compliant and respected the character of the surrounding area. The proposals met Wokingham Borough Council’s (WBC’s) parking standards, and would achieve a ten percent reduction in carbon emissions, in part via the installation of photovoltaic panels and use of fabric first. Laura concluded by stating that the proposals would include the planting of 443 new trees across the residential area, and cited that no objections had been received from the public or stakeholders.

Angus Ross queried whether the payment for the SANG had been received and finalised. Nick Chancellor, case officer, confirmed that this had been agreed at the outline stage, and the SANG was now open.

Stephen Conway voiced his approval for on-site provision of 35 percent affordable housing. The remaining Committee members concurred with this sentiment.

Andrew Mickleburgh queried whether parking standards would be met if garages were not used within the calculation, queried whether garages could be converted to other uses, sought details on the number of homes being fitted with photovoltaic panels, and queried whether it could be assured that upgrade works to the water and sewerage networks would be completed by Thames Water prior to occupation. Judy Kelly, Highways Development Manager, stated that if garages were disregarded then there would still be provision for two parking spaces per property across the site. Judy added that the garages could not be converted without prior planning permission approval. Nick Chancellor stated that the site would reduce carbon emissions by a figure of 10 percent by a variety of means including photovoltaic panel provision, however he did not have the precise figures regarding photovoltaic panels to hand. Regarding the sewerage network, Nick stated that outline works were to be in place prior to the occupation of the 200^th property. The first phase of the development included just over 200 properties, and Thames Water were working closely with the community and WBC to ensure that there were no issues.

Rachelle Shepherd-DuBey commented that in her experience, only a very small number of residents used the garage for parking. Rachelle queried whether the visitor spaces would be situated on the site, queried whether electric vehicle charging infrastructure would be installed prior to occupation, and queried whether gas appliances should be being installed in a climate emergency. Judy Kelly stated that research had been carried out which showed that 50 percent of residents used their garages for parking. Judy added that there were 85 unallocated spaces spread around the site, and officers were awaiting more detail regarding the proposed electric vehicle strategy for the site. Connor Corrigan, Service Manager – Planning and Delivery, stated that officers were applying existing policy in relation to the climate agenda. Connor added that building regulations would change in time to restrict gas boilers at new developments.

Gary Cowan commented that Legal and General had been very good locally, and had worked with the community on improvements. Gary asked that traffic calming be explored for the sake of residents in the local area.

Pauline Jorgensen queried whether the estate roads would be built to an adoptable standard. Judy Kelly confirmed that the roads would be built to an adoptable standard via a highways construction condition, and the applicant was likely to offer the roads for adoption in the future.

RESOLVED That application number 203616 be approved, subject to conditions and informatives as set out in agenda pages 76 to 84.