Agenda item

Recommendation: Conditional approval subject to legal agreement

Proposal: Full planning application for redevelopment of the site to provide a new garden centre retail development incorporating restaurant/cafe, food hall and veterinary practice with ancillary works including car parking, access, outdoor display areas and landscaping, following demolition of existing buildings.

Applicant: Dobbies Garden Centres Limited

The Committee considered a report about this application, set out in agenda pages 11 to 66.

The Committee were advised that updates contained within the Supplementary Planning Agenda included:

·         Additional condition 39 in relation to gates and security measures;

·         Update to Shinfield Parish Council’s response to state that they were in favour of the proposed development as it would provide services to the parish.

Andrew Horrix, applicant, spoke in support of the application. Andrew stated that the garden centre had been purchased in 2006 and had grown to be a key part of the company’s estate over the last 16 years, with a strong customer base and strong ties to the local community. This scheme was first looked at in 2018 with a view to invest in the garden centre to give it a longer lease of life and a secure future for years to come. There was a fantastic team of staff that delivered customer services given the constraints of the site, which only offered an outdoor toilet whilst much of the site was single glazed. Additional technologies such as renewable infrastructure could not be incorporated with the current build. Andrew stated that the proposals would provide for shoppers and the local community, with a free community room available to book for events, a learning centre for children including access to seedlings, and provision of a more inclusive space with disabled parking being located closer to the entrance with additional improved accessibility. A thorough range of consultations had been undertaken including one to one sessions with neighbours which had resulted in modifications to the proposals. Andrew concluded by stating that the proposals would provide a store for the future which would continue to serve the community for years to come.

Rachelle Shepherd-DuBey queried whether additional passive electric vehicle charging points could be installed on the site for activation at a later date. Christopher Howard, case officer, stated that the current proposals complied with standards, and the store could look into additional electric vehicle charging points in the future. Chris Easton, Head of Transport, Drainage and Compliance, stated that 18 active and 18 passive electric vehicle charging points were being provided, and should building regulations change in the future then the applicant would be required to comply. Rachelle Shepherd-DuBey proposed an additional informative, encouraging the applicant the install additional passive electric vehicle charging infrastructure. This proposal was seconded, carried, and added to the list of informatives.

Sam Akhtar queried what level of additional employment would be generated by the proposals. Christopher Howard confirmed that 12 additional jobs would be created whilst the existing 26 jobs would be retained.

Bill Soane queried whether there would be a phased closure and opening of the site during the construction period. Christopher Howard stated that the front of the existing building could stay open during most of the construction period, whilst a short period of ‘decanting’ from the existing building to the new building would be required towards the end of the construction period.

Stephen Conway commented that the application appeared to be a good improvement on the current building whilst causing no obvious harm or attracting any objections. Stephen added that he was minded to approve the application.

Gary Cowan echoed comments made by Stephen Conway. Gary asked that it be minuted that should funding become available Wokingham Borough Council (WBC) look to improve the section of the highway outside of the application site once the University of Reading gave over that section of the land. Gary queried what accessible car parking spaces referred to, and sought details with regards to the emergency plans for both the construction and post occupation phases of development. Chris Easton confirmed that accessible spaces referred to disabled spaces. Christopher Howard stated that there were two conditions relating to emergency planning, whilst the emergency planning team at WBC and West Berkshire Council had been consulted. Both emergency planning teams were supportive of the proposals subject to conditions.

Gary Cowan stated that there was a tendency for vehicles exiting the site to go across the centre of the access which made it difficult for vehicles to enter the site. Christopher Howard confirmed that access to the site would be much improved as a result of this application, with much improved sight lines and the introduction of the right-hand turn box would in effect widen the road into three lanes. Chris Easton confirmed that a stage one road safety audit had been carried out, whilst the applicant would be required to meet highways design guide standards. Chris added that the sight lines would be much improved as a result of the proposals.

Pauline Jorgensen stated that she was very much in support of the application, which was comprehensive and had attracted no objections.

Andrew Mickleburgh commented that the application had many merits which would have a positive impact on the countryside via the repositioning and consolidation of the existing building. Andrew added that the list of conditions was comprehensive, and stated that he was minded to support the application.

RESOLVED That application number 212717 be approved, subject to conditions and informatives as set out in agenda pages 12 to 29, additional condition 39 relating to security measures as contained within the Supplementary Planning Agenda, and additional informative encouraging the provision of additional passive electric vehicle charging infrastructure as resolved by the Committee, subject to legal agreement.