Agenda item

Application No.220175 - Hogwood Farm, Sheerlands Road, Arborfield, RG40 4QY

Recommendation: Conditional approval

Minutes:

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 157 dwellings across parcels P14 and P15 with access via the Nine Mile Ride Extension (NMRE), associated internal roads, provision of Public Open Space (PG2 and AGS5), sports facilities land and allotments land, together with parking, cycleways, footpaths, landscaping and sustainable urban drainage systems (SuDS). Details of access, appearance, landscaping, layout and scale to be considered.

 

Applicant: CALA Homes Thames Ltd

 

The Committee considered a report about this application, set out in agenda pages 33 to 72.

 

The Committee were advised that updates contained within the Supplementary Planning Agenda included an update to condition 1 to insert updated planning reference numbers.

 

John Richards, on behalf of the applicant, spoke in support of the application. John stated that this reserved matters application continued the progress of the Finchwood Park site, whilst phase one was nearing full occupation and phases two and three were under construction. John added that this application for phases fourteen and fifteen would open up the eastern part of the site, allowing delivery to significantly advance. John stated that there was a real community at Finchwood Park, with over 150 occupations across both private and affordable tenures, with critical infrastructure including a SANG which would be transferred to Wokingham Borough Council (WBC) and the Nine Mile Ride being delivered. John added that this application sought to deliver a further 157 new homes, with 52 being affordable. A mix of housing types including 3-, 4-, and 5-bedroom family homes would continue the establishment of a diverse new community within the Arborfield SDL. Over 2.5 hectares of open space would be delivered as part of this application, including an area of the highest quality and diversity which would include a trim trail, bridleway, wildflower planting, play area, BMX facility and a pocket park. This application would also unlock strategic sport and recreation provision to be delivered by WBC via CIL, including sports hubs and new allotments. Ten percent of the site’s energy requirements would be delivered through the installation of photovoltaic panels, whilst electric vehicle charging points would be installed at every property. John stated that each home would include an incorporated bat box, insect brick, hedgehog hole and native tree planting.

 

John Kaiser stated that whilst he was supportive of the development at Arborfield, he was concerned by the number of four-bedroom homes being delivered. John added that the strategic market assessment carried out in 2016 stated that no more than twenty-two percent of any homes should four-bedroom dwellings. John noted that the proposed Toutley development later on in the agenda proposed just seventeen percent of four-bedroom dwellings, whilst this development proposed thirty-three percent. John felt that this was not what the Borough needed. Connor Corrigan, Service Manager - Planning and Delivery, stated that the wider site was delivering 1,500 units and the delivery of affordable units and unit types was looked at across the wider site. As this was an edge of settlement development, it was deemed that the proposed mix was acceptable. John Kaiser queried what guarantees were available that only twenty-two percent of four-bedroom homes would be delivered across the wider site. Connor Corrigan stated that calculations were carried out throughout the development of the wider site, and this also depended on what the market was requiring. Connor added that officers accepted the need for a certain type of housing within the Borough, however this site would be delivered over a period of time and officers assessed each parcel as they came forwards to ensure the right balance was reached. John Kaiser commented that more two and three-bedroom homes were required in the Borough for people who already lived here, as four-bedroom homes tended to attract people from outside the Borough.

 

Stephen Conway commented that two and three-bedroom homes were clearly needed within the Borough, however this application was part of a much wider site where checks and balances would be carried out. Stephen commented that market housing would help to secure delivery of affordable housing.

 

David Cornish echoed comments made by John Kaiser, and added that the whole SDL was designed in a different time and the current needs of the Borough needed to be addressed through delivery of such developments. David queried how the landscape management plan would be supervised and enforced. Connor Corrigan stated that the SDL team carried out landscape audits on an annual basis, and the developers were required to replant where issues were found. Connor added that there was not enough resource to check more regularly, whilst some Local Authorities carried out no checks. Connor stated that WBC’s approach was quite successful, and developers had been required to replant trees and in some cases an entirely different species when the wrong species was planted originally.

 

Andrew Mickleburgh echoed comments made by John Kaiser, however in this particular instance Andrew felt that the reasons given within the public documentation with regards to housing mix were acceptable. Andrew queried whether the access to the allotments and sports facilities would be solely through the residential development, queried whether any emergency access would be provided, and suggested an informative to request that the developers included fruit trees outside of the orchard and additional hedgerows which could include fruit bearing plants. Connor Corrigan stated that officers were trying to avoid vehicles parking towards the south of the allotments and the sports areas, whilst the roads had been built with the expectation people from outside of the development would be using some of the facilities. The developer could not deliver over 100 dwellings without providing emergency access, which was hoped to be delivered when parcels to the northwest were taken forwards.

 

Gary Cowan asked that officers provide current and up to date figures for the SDL sites with regards to housing mix and affordable housing. Gary welcomed the uplift of 340 trees and the charging points being placed on the site. Gary commented that from his experience on the trees and biodiversity task and finish group, officers had been clear that trees were not checked after planning permission was issued. Gary sought additional details in relation to the link between the A327, Park Lane, and the new Nine Mile Ride extension. Connor Corrigan confirmed that a schedule of SDL delivery could be provided to members, and added that the SDL team checked landscaping compliance in house whereas the development management team did not have the resources to carry out such checks. Kamran Akhter, Principal Highways Development Management Officer, stated that the traffic assessment had been checked at the outline planning stage for the junction at Nine Mile Ride, whilst condition 5 required a second emergency access after the occupation of the 100th unit.

 

Rachelle Shepherd-DuBey commented that she knew of developments where a large percentage of trees had not survived. Connor Corrigan stated that these checks were carried out on SDL developments, and cited £0.75m worth of trees being replanted in the North Wokingham SDL. Rachelle queried what would determine the emergency access being made into a full access road at a later date. Connor Corrigan stated that policy required an emergency access after the occupation of the 100th units, whilst officers would look at parcels to the north of this site to see if access could be gained.

 

John Kaiser commented that he would abstain on the vote as he felt that this development was a missed opportunity to meet the current housing needs of the Borough.

 

Andrew Mickleburgh proposed an additional informative, requesting the developer to include fruit trees outside or in addition to the community orchard, whilst also encouraging the planting of hedgerows which might include fruiting plants. This proposal was seconded by Stephen Conway, carried, and added to the list of informatives.

 

RESOLVED That application number 220175 be approved, subject to conditions and informatives as set out in agenda pages 34 to 41, updated condition one as set out within the Supplementary Planning Agenda, and additional informative requesting additional fruit trees and hedgerows as resolved by the Committee.

Supporting documents: