Agenda item

Recommendation: Conditional approval

Proposal: Application for approval of Reserved Matters pursuant to Outline Planning Consent O/2014/2280 dated 02/04/2015. The Reserved Matters (access, appearance, landscaping, layout and scale) comprise details of 43 dwellings within Parcel P with access via Princess Marina Drive, associated internal access roads, parking, landscaping, open space, footpaths and drainage.

Applicant: Taylor Wimpey West London

The Committee considered a report about this application, set out in agenda pages 153 to 188.

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

Ettore Poggi, resident, spoke in objection to the application. Ettore stated that residents of both new and existing dwellings had objected to the application due to the lack of anticipated infrastructure and facilities. There had been a lack of progress on the district centre, the linear parks, alternative green spaces, allotments and sporting facilities. Ettore stated that one of the conditions for approval was that noting shall be deemed to effect or vary the original conditions imposed by the original planning permission. However, Ettore stated that the northern neighbourhood centre had not materialised and was now used as a Crest Nicholson sales office. Ettore stated that various conditions related to the green infrastructure with requirements to submit phasing plans had not been adhered to, whilst the linear area from the stables to the lake should have been landscaped years ago, and the park near the lake which should have opened this summer had not. Ettore stated that the lead developer should have refurbished the sports field and pavilion and made them available for use according to the triggers within the S106 agreement, whilst these triggers had passed and progress had not been realised. Ettore felt that commitments to the community were continuously broken and the community was repeatedly being misled. Ettore queried what confidence the community could have in the lead developer of the Council that the district centre would materialise, that the sports pitches and pavilion would be a reality, or that alternative green space and linear parks would be completed. Ettore stated that the application for the district centre was scheduled for later this year, with completion in phases between 2023 and 2024. Ettore asked what assurances could be given that the timelines would be followed and adhered to, and asked that the Committee defer this application until some of the significant outstanding infrastructures were undertaken. Should the application be approved, Ettore asked that this be subject to plans for the district centre being submitted for approval within specific time limits, linear parks and sports field being completed within specified time limits, a reasonable start and end date for each project being agreed and non-compliance dealt with, and the current site allocated for the district centre being cleared of rubble. Ettore noted that the application felt within the village green character area, Parcel P, and hoped that the relevant planning history would be adhered to.

Michelle Quan, agent, spoke in support of the application. Michelle stated that the Arborfield Garrison site was granted outline planning permission in 2015 for a mixed-use development including 2,000 new homes and supporting infrastructure. Taylor Wimpey acquired Parcel P from Crest Nicholson in October 2021, while Crest Nicholson remained the primary development delivery partner for Arborfield Garrison, and are responsible for delivery of the wider site and surrounding infrastructure, whilst Taylor Wimpey were solely responsible for the delivery of Parcel P. Michelle stated that the application before the Committee sought reserved matters approval for 43 high quality new homes ranging in size and type from two-bedroom apartments to four-bedroom houses. Michelle added that the proposals included 9 affordable homes, ensuring that the provision of affordable housing complied with the S106 requirement for the development. The applicant had worked hard alongside planning officers to ensure that the scheme complied with local and national planning policies, and met the aspirations of the associated design code. The development incorporated a variety of house types, materials and architectural details to provide interest and variation, whilst all dwellings met or exceeded national space standards. Michelle stated that the application provided parking provision up to Wokingham Borough Council’s (WBC’s) adopted standards, and included both visitor and unallocated parking spaces. The proposals also incorporated capacity for electric vehicle charging points for each property in addition to communal charging points. Michelle stated that 55 new trees would be planted as part of this development, in addition to new hedgerows, whilst the scheme had been carefully designed to retain all of the existing trees on site. A number of ecological enhancements were included, including hedgehog highways, bat boxes and bee bricks distributed throughout the development. Michelle commented that the proposals would realise a ten percent reduction in carbon emissions via a range of methods including the installation of photovoltaic panels. Michelle urged the Committee to approve the application.

John Kaiser stated that he was disappointed that Crest Nicholson had not delivered the infrastructure required for the wider SDL, and whilst some slowdowns could be expected due to the pandemic WBC had managed to deliver a new school during this time. John added that he would like to see officers working harder to ensure Crest Nicholson delivered on their requirements, however he did not feel that WBC could use a Taylor Wimpey application to remedy the issues caused by Crest Nicholson.

Gary Cowan commented that refusing an application for 43 houses would not speed up the delivery of the district centre or other infrastructure. Gary added that a bus would serve this development, whilst the car parking provision was at a reasonable level, and it was good to see the inclusion of electric vehicle charging points and photovoltaic panels.

David Cornish stated that housing developments were required to fulfil the Borough’s housing number requirements, however he did share the frustrations raised by residents in relation to the lack of infrastructure. David felt that WBC needed to do more to pressure Crest Nicholson to deliver on their requirements, whilst there were innovative approaches to be able to get retailers into the district centre. Nick Chancellor, case officer, stated that officers were in regular discussions with Crest Nicholson, and it was vitally important that the development was delivered correctly and stood the test of time whilst being a commercial success which involved a process of pre-application and engagement. Nick stated that there had been issues in attracting a supermarket operator for the district centre however they did now have interest to take on a tenancy which was of vital importance and was now driving things forward.

Stephen Conway commented that the Committee needed to focus on this specific application, and in his view the appearance of the site was acceptable for a reserved matters application.

Chris Bowring queried that if Parcel P was reliant on the district centre, why a condition was not included requiring the district centre to be built prior to occupation of units. Nick Chancellor stated that there were conditions attached to the outline planning permission which discussed phasing to some extent, however this was a different developer and consideration of the phasing was a separate matter to consideration of whether the application itself was acceptable.

John Kaiser stated that community interest companies charged residents between £300 and £400 per year, which meant residents were paying both WBC and these companies rates whilst the developer was not holding up their end of the agreement and delivering infrastructure. WBC had delivered on their requirements by delivering the roads and a new school. John felt that pressure should be placed on developers wherever possible to stop them putting in community interest companies which were just a way of making money, which caused nothing but heartache for residents and ward members. John added that if S106 and CIL contributions were paid rather than these companies being set up then WBC would deliver the required infrastructure at such developments, which was more preferable all round.

RESOLVED That application number 220391 be approved, subject to conditions and informatives as set out in agenda pages 154 to 157.