Development No weeks on Parish Ward Listed by: Control Ref No day of committee F1201111629 21 Woodley IHurst Loddon Major

Applicant- Taylor Wimpey West London

Location Land at Sandford Farm, Mowhawk Way, Postcode: E' Woodley Proposal Hybrid application for 468 residential units with associated road access, parking and amenity spaces, a local shop, on site open space facilities, a new country park and associated on and off site highway works, landscaping and boundary treatment. Outline planning permission for a close care community (up to I50 units) with associated supporting facilities. Type Hybrid PS Category 6 Officer Clare LawrencelConnor Corrigan

FOR CONSIDERATION BY Planning Committee on REPORT PREPARED BY Head of Development Management

SUMMARY The application seeks full planning permission for 468 residential (Class C3) units and associated highway works and landscaping together with a country park. Also, outline permission for a close care accommodation (up to 150 units).

The site is a former sand and gravel extraction quarry, which has later been used as a landfill site. The application site is located within the settlement boundary and is identified within the Wokingham District Local Plan as an allocated housing site with associated country park. The site was released for housing development by the Council's executive and planning permission for 492 dwellings, a .continuing care retirement community, village centre with community hall, energy centre, access, car parking, landscaping and associated works was granted at appeal under application ref 012008/1282.

This current application seeks planning permission for an alternative residential scheme of 468 units laid out along broadly similar principles as the illustrative scheme that forms part of the 2008 outline application. The current application proposes the creation of the country park, open space within the residential areas, access and internal roads, and car parking. The scheme utilises the same access as the outline planning permission and proposes similar highway improvements within the local area. The community centre and MUGA have been removed and replaced with a retail shop and an area of play for older children.

In order to facilitate the development of the site, a remediation strategy is required to ensure that the site is suitable for residential and associated use given the former use of the site for landfill. This is the subject of another full planning application that appears elsewhere on this agenda under application reference: Fl201111278. An Environmental Impact Assessment has been submitted for the development which has informed the assessment of the proposal and it's environmental impact.

I This application is before the Planning Committee as it is major development which is 6 recommended for approval. It is considered that the proposed development is acceptable in principle. It will enable a disused and contaminated brownfield site to be utilised for development and result in environmental improvements. The proposal will not have a significant detrimental impact of the locality in visual terms or upon existing local residents. The proposal allows adequate level of amenity to be afforded to future residents and has an acceptable impact upon ecology, flood risk, traffic and highway safety. Subject to conditions and a Section 106 agreement, the development is acceptable.

? PLANNING STATUS Category A settlement Former waste site Allocated Housing Site Countryside (part)

RECOMMENDATION

A) Committee to authorise the Head of Development Management to GRANT permission subject to completion of the legal agreement including:

Education - Primary School and SEN

Highways - Off site highway works (To be carried out prior to commencement of development by S278-works)

Mohwak Way, Perimeter Road (site access) junction; Mohawk Way, Bader Way, Colemans Moor Road, Miles Way junction; Signage of width restriction along Sandford Lane; Pedestrian cycle way between the site and Bader Way; To secure a lorry routing agreement for the construction traffic. I Contributions to local highway network; I Provision of Country Park (25.73 hectares of land to be delivered and managed by a Management Company or transferred to the Council); 1 Libraries; I 1 Shop - Provision of suitable marketing strategy; 1 I Ground Conditions and Phasing I 1 Affordable Housing; I I Local Labour; 1 / Travel Plan; I I Public Transport improvements; I I Sport and recreation; I I Legal and Monitoring fees. I B) and subject to the following conditions it is recommended that planning permission be GRANTED: 1 ~~ommunitvCare . . I a) Approval of the details of the siting, design and external appearance of the building(s), and the landscaping treatment of the continued care community (hereinafter called "the reserved matters") shall be obtained from the Local Planning Authority in writing before any development is commenced.

b) Application for approval of the reserved matters referred to in a) above shall be made to the Local Planning Authority before the expiration of three years from the date of this permission.

c) The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

Reason: a) No such details have been submitted Ib) & c) In pursuance of s.92 of the Town and Country Planning Act 1990 (as amended by s.51 of the Planning and Compensation Act 2004).

2. Unless otherwise agreed in writing by the Local Planning Authority, the application for the approval of details of reserved matters shall be accompanied by the following plans and information for the approval of the Local Planning Authority and the development of that reserved matters parcel shall not be commenced until such details have been so approved and shall not be carried out otherwise than in accordance with the details approved: / 'i Building massing I ii Relationship of the resewed matters parcel with the rest of the site I I iii Urban form and architectural treatment 1 / iv Public realm and amenity space I I v Accessibility for all vi Principles of landscaping both hard and soft

vii Ecological design principles 1 viii Principles of energy efficiency. I Ix Compliance with the sustainability principles stated in the Supplement to Planning Policy Statement 1 Planning and Climate Change.

Reason: To ensure fhaf the development is carried out in accordance with fhe approved details. Relevant policies: To ensure the proper planning of the development as required y Core Strategy policies CP1 and CP3

,ite Parameters

. The total number of C2 units hereby approved shall not exceed 150 units.

:eason: In brder to control the parameters of the development. Relevant policy: Core Ltrategy policies CP1 and CP3, PPSl Delivering Sustainable Development and PPS 3 lousing.

. The proposal will be built out in phases in accordance with the approved Phasing 'Ian 041009:M-WIM.WL-M08 dated 2oih December 201 1 or any other plan as may be ubsequently agreed in writing by the Local Planning Authority. Unless otherwise greed in writing by the Local Planning Authority the phases (1A - 7) shall be nplemented in accordance with the following timetable:

lmplementation of Phases IA, 1B & 2 within 3 years of the date of this permission; lmplementation of Phases 3,4 & 5 within 5 years of the date of this permission; lmplementation of Phases 6 and 7 within 6 years of the date of this permission;

7eason: To safeguard the residential amenities of the occupiers of neighbourinc ~roperties. Relevant policy: Core Strategy policies CP1 and CP3, PPSl Deliverin5 justainable Development. iffordable Housing i. Before commencement of the residential development a scheme for the provision o ~ffordablehousing across the whole site shall be submitted to and approved in writin: ~y the Local Planning Authority. The affordable housing shall be provided ir ~ccordancewith the approved scheme and shall meet .the definition of affordablc lousing in Annex B of PPS3 or any future guidance that replaces it. The scheme shal nclude:

I. the numbers, type, tenure and location on the site of the affordable housin! provision to be made which shall consist of not less than 26% of housin! .. units; 11. the timing of the construction of the affordable housing and its phasing i~ relation to the occupancy of the market housing; iii. the arrangements for the transfer of the affordable housing to an affordable housing provider IV. the arrangements to ensure that such provision is affordable for both first an1 subsequent occupiers of the affordable housing; and v. the occupancy criteria to be used for determining the identity of the occupier of the affordable housing and the means by which such occupancy criteri; shall be enforced. ieason: To comply with Core Strategy policy CP5. S. This permission is in respect of the application form and the plans numbered set out ~ithinthe Drawing Register (041009-WIM.WL) received by the local planning authority Dn 2oth December 2011. The development hereby permitted shall be carried out in xcordance with the approved details unless otherwise agreed in writing by the local planning authority.

Reason: For the avoidance of doubt and to ensure that the development is carried out in accordance with the application form and associated details hereby approved.

Hours of Operation

7. No work relating to the development hereby approved, including works of demolition or preparation prior to building operations, shall take place other than between the hours of 7:30am and 6pm Monday to Friday and 8.00am to Ipm Saturdays and at no time on Sundays or Bank or National Holidays.

Reason: To protect the occupiers of neighbouring properties from noise and disturbance outside the permitted hours during the construction period. Relevant policy: Core Strategy policies CPI and CP3

Residential Scheme - Materials

8. Before the residential development hereby permitted is commenced, samples and details of the materials to be used in the construction of the external surfaces of the buildings and footways/highways/hard surfacing and landscaping shall have first been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.

Reason: To ensure that the external appearance of the building is satisfactory. Relevant policy: PPSl Delivering Sustainable Development, Core Strategy policy CP3 and Wokingham District Local Plan policy WBE4.

Community Consultation Strategv

9. No development shall take place until there has been submitted to and approved ir writing by the Local Planning Authority, a Communications Plan. The Plan shall specif) methods for communicating with local residents, including the creation of a liaison groq to meet in accordance with an agreed schedule. The Plan shall be carried out as approved until the final completion of the development.

Reason: To safeguard amenity of local residents in accordance with the appea decision.

Landscaping and Boundarv Treatment

10. Before the residentia! development hereby permitted is commenced details of al boundary treatment@) shall first be submitted to and approved in writing by the Loca Planning Authority. The approved scheme shall be implemented prior to the firs occupation of the development or phased as agreed in writing by the Local Plannin! Authority. The scheme shall be maintained in the approved form for so long as the development remains on the site.

Reason: To safeguard amenity and highway safety. Relevant policy: Core Strategy policies CP1 , CP3 and CP6

11. Prior to the commencement of the residential development, full details of both hard and soft landscape proposals shall be submitted to and approved in writing by the local planning authority. These details shall include, as appropriate, proposed finished floor levels or contours, means of enclosure, car parking layouts, other vehicle and pedestrian access and circulation areas, hard surfacing materials and minor artefacts and structure (e.g. furniture, play equipment, refuse or other storage units, signs, lighting, external services, etc). Soft landscaping details shall include planting plan, specification (including cultivation and other operations associated with plant and grass establishment), schedules of plants, noting species, planting sizes and proposed numbersldensities where appropriate, and implementation timetable.

Reason: In the interests of visual amenity. Relevant policy: PPSl Delivering Sustainable Development, Core Strategy policy CP3 and Wokingham District Local Plan policy . WBE4.

12. All hard and soft landscape works shall be carried out in accordance with the approved details prior to the occupation of any part of the development or in accordance with a timetable approved in writing by the local planning authority. Any trees or plants which, within a period of five years after planting, are removed, die or become seriously damaged or defective, shall be replaced in the next planting season with others of species, size and number as originally approved and permanently retained.

Reason: In the interests of visual amenity. Relevant policy: PPSl Delivering Sustainable Development, Core Strategy policy CP3 and Wokingham District Local Plan policy WBE4.

No development or other operation shall commence on site until an Arboricultural Method Statement and Scheme of Works (hereinafter called the Approved Scheme) which provides for the retention and protection of trees, shrubs and hedges growing on or adjacent the site has been submitted to and approved in writing by the local planning authority. No development or other operations shall take place except in complete accordance with the Approved Scheme.

No operations shall commence on site in connection with development hereby approved (including any tree felling, tree pruning, demolition works, soil moving, temporary access construction an.d or widening or any other operation involving use of motorised vehicles or construction machinery) until the tree protection' works required by the Approved Scheme are in place on site.

No excavations for services, storage of materials or machinery, parking of vehicles, deposit or excavation of soil or rubble, lighting of fires or disposal of liquids shall take place within an area designated as being fenced off or otherwise protected in the Approved Scheme.

The fencing or other works which are part of the Approved Scheme shall not be / I moved or removed. tem~orarilvor otherwise. until all works includina- external works have been cdmple'ted and all equipment, machinery and surplus materials removed from the site, unless the prior approval in writing of the local planning authority has first been sought and obtained.

Reason: To secure the protection, throughout the time that the development is being carried out, of trees, shrubs or hedges growing within or adjacent to the site which are of amenity value to the area. Relevant policy: PPSl Delivering Sustainable Development, Core Strategy policy CP3 and Wokingham District Local Plan policy WBE5.

14. No trees, shrubs or hedges within the site which are shown as being retained on the 3pproved plans shall be felled, uproo.ted wilfully damaged or destroyed, cut back in any Nay or removed without previous written consent of the local planning authority; any :rees, shrubs or hedges removed without consent or dying or being severely damaged sr becoming seriously diseased within 5 years from the completion of the development iereby permitted shall be replaced with trees, shrubs or hedge plants of similar size and species unless the local planning authority gives written consent to any variation.

Qeason: To secure the protection throughout the time that development is being carried sut, of trees, shrubs and hedges growing within the site which are of amenity value to :he are. Relevant policy: PPSl Delivering Sustainable Development; Core Strategy 3olicy CP3 and Wokingham District Local Plan policy WBE5.

15. Prior to the first occupation of the dwellings a landscape management plan, ncluding long term design objectives, management responsibilities, timescales and naintenance schedules for all the landscape areas, other than privately owned domestic gardens, shall be submitted to and approved in writing by the local planning authority. The landscape management plan shall be carried out as approved.

Reason: In order to ensure that provision is made to allow satisfactory maintenance of the landscaping hereby approved. Relevant policy: PPSl Delivering Sustainable Development, Core Strategy policy CP3 and Wokingham District Local Plan policy WBE4.

Permitted Development

16. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that order with or without modification) no buildings, extensions, or' alterations permitted by Classes (A, B, C, D and E) of Part 1 of the Second Schedule of the 1995 Order shall be carried out.

Reason: To safeguard the amenities of the occupiers of neighbouring properties preserve the character of the settlement and to ensure the proper planning of the area in accordance with Wokingham Borough Core Strategy Policy CPI,CP3 and the Wokingham Borough Council Design Supplementary Planning Document (Februar) 2010).

Hiqhwavs has been constkucted in accordance with'the approved plans unless otherwise agreed in writing with the Local Planning Authority.

Reason: In the interests of highway safety and convenience. Policy: Core Strategy policy CP6

18. The residential development shall not be occupied until the vehicular access to the site off Mohwak Way, Perimeter Road (site access) junction has been formed and provided with visibility splays shown on the approved drawing number 131406-SK16a Rev PI The works shall also comprise the pedestrian Icycle link from the site to Bader Way and will incorporate pedestrians crossings. The land within the visibility splays shall be cleared of any obstruction exceeding 0.6 metres in height and maintained clear of any obstruction exceeding 0.6 metres in height at all times.

In fhe interests of highway safety and convenience. Relevant Policy: Core Sfrategj policy CP6

19. The residential development shall not be occupied until the off-site works comprising a new cycle way between the site and the Bader Way IMowhawk Way junction have been provided in accordance with the approved plan drawing numbered 131406-SKI02 Rev P3. and the Mohawk Way, Bader Way, Colemans Moor Road, Miles Way junction in accordance with the approved plan drawing numbered H2611201 Rev C

Reason: In the interests of highway movements and safety. Policy: Core Strategy polic) CP6

20. Notwithstanding the provisions of the Town and Country Planning (Genera Permitted Development) Order 1995 (as amended) (or any Order revoking and re. enacting that Order with or without modification), all of the garage accommodation or the site shall be kept available for the parking of vehicles ancillary to the residential use of the site at all times. It shall not be used for any business nor as habitable space.

Reason: To ensure that adequate parking space is available on the site, so as to reduct the likelihood of roadside parking, in the interests of highway safety and convenience Relevant policy: PPGl3 Transport, Core Strategy policy CP6 and Wokingham Distric Local Plan Appendix 8.

21. Within each phase of the residential development, no part of any building(s) hereb! permitted shall be occupied or used until vehicle parking and turning space has beer provided in accordance with details to be submitted to and approved in writing by tht local planning authority. The vehicle parking and turning space so-approved shall bt retained in accordance with the approved details and the parking space shall not bc used for any purpose other than parking and the turning space shall not be used for an! purpose other than turning.

Reason: To provide adequate off-street vehicle parking and to allow vehicles to ente and leave the site in a forward gear in the interests of road safety and providing ; functional, accessible and safe development. Relevant policy: PPGI 3 Transport, Corc Strategy policies CP3 & CP6. of secure and covered bicycle storage1 parking facilities for the occupants of [and visitors to] the development shall be submitted to and approved in writing by the local planning authority. The cycle storage1 parking shall be implemented in accordance with such details as may be approved before occupation of the development hereby permitted, and shall be permanently retained in the approved form for the parking of bicycles and used for no other purpose.

Reason: In order to ensure that secure weather-proof bicycle parking facilities are provided so as to encourage the use of sustainable modes of travel. Relevant policy: PPG13 Transport and Core Strategy policies CPI, CP3 & CP6.

23. No development shall commence until the vehicular accesses proposed has been formed and provided with visibility splays shown on a drawing to be submitted to and approved in writing by the local planning authority. The land within the visibility splays shall be cleared of any obstruction exceeding 0.6 metres in height and maintained clear of any obstruction exceeding 0.6 metres in height at all times.

Reason: In the interests of highway safety and convenience. Relevant Policy: Core Strategy policy CP6

24. The dwellings hereby approved shall not be occupied until visibility splays of 2.0m by 2.0m have been provided at the intersection of the driveway and the adjacent footway. (Dimensions to be measured along the edge of the drive and the back of the footway from their point of intersection). The visibility splays shall be maintained clear of any obstruction exceeding 0.6m in height at all times.

Reason: To ensure a satisfactory form of development and to avoid adverse impact on the public highway in the interests of highway safety. Policies: PPG13 Transport, Core Strategy policy CP6 'and Wokingham District Local Plan Appendix 8.

25. No building shall be occupied until the vehicular accesses have been surfaced with a bonded material across the entire width of the access for a distance of 7m measured from the carriageway edge.

Reason: To avoid spillage of loose material onto the carriageway, in the interests 01 road safety. Policy: Core Strategy policy CP6.

26. Prior to commencement of work on site, provision shall be made to accommodate al site operatives, visitors 'and construction vehicles loading, off-loading, parking and turning within the site during the construction period, in accordance with details to be submitted to and agreed in writing by the Local Planning Authority. The provision shoulc be maintained and used at all times.

Reason: To prevent queuing and parking off site, in the interests of highway safety anc convenience. Policies: Core Strategy policy CP3 and CP6

27. Any gates provided shall be set back a distance of at least 5 metres from the highway boundary and shall not open towards the highway.

Reason: In the interests of highway safety and convenience. Relevant Policy: Core Strategy policy CP6 I 28. No development shall commence until a "Construction Traffic Management Plan" has been submitted and approved in writing with the Local Planning Authority. The plan shall set out measures to monitor traffic congestion in the vicinity of the site and to manage and control the timing and routing of construction vehicles so as to minimise any conflict with anticipated congestion in the wider local area. The development shall be implemented and maintained in accordance with the agreed construction traffic management plan.

Reason: In the interests of highway safety and convenience. Relevant policy: Core Strategy policies CP3 & CP6.

29: No development shall take piace, including any works of demolition, until a Cotistruction Method Statement has been submitted to, and approved in writing by, the local planning authority. The approved Statement shall be adhered to throughout the construction period. The Statement shall provide for:

i) the parking of vehicles of site operatives and visitors, ii) loading and unloading of plant and materials, iii) storage of plant and materials used in constructing the development, iv) the erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate, v) wheel washing facilities, vi) measures to control the emission of dust and dirt during construction, vii) a scheme for recyclingldisposing of waste resulting from demolition and construction works.

Reason: In the interests of highway safety and convenience. Relevant policy: Core Strategy policies CP3 & CP6. Drainage and Environment 1 30. None of the dwellings shall be occupied until works for the sewage disposalldrainage have been completed on the site to serve the development hereby permitted, in accordance with details to be submitted to and approved in writing by the Local Planning Authority.

Reason: In order to ensure satisfactory provision is made. Relevant Policy: PPS 25.

31. Prior to the construction of any watercourse crossings, final details of the bridge design, height and position, including any engineering required of the river banks, shall be submitted to and approved in writing by the Local Planning Authority. The bridge/watercourse crossing shall then be constructed in accordance with the approved detail. The crossings shall comprise the following features:

All bridges shall be clear spanning structures with the abutments set back from the watercourse on both banks to provide a bank width of 8 metres beneath the bridge. Bridges shall be a minimum of 8 metres from the bank top of the watercourse to provide an unobstructed corridor to allow the movements of otters and other animals.

Reason: To ensure the final watercourse crossing specifications are in accordance with the-final bod Risk Assessment and to ensure they include ecological mitigation measures in accordance with PPS25 Development and Flood & PPS 9 Biodiversity and ;eological Conservation and the submitted ecological impact assessment.

12. Prior to the construction of the drainage system of each phase of the development, he drainage scheme for that phase shall be submitted to and'approved in writing by the .ocal Planning Authority. The drainage phase shall show how it complies with the )Mine drainage strategy contained in the approved flood risk assessment and shall lemonstrate that it is self sufficient and will not increase flood risk elsewhere. The ;theme should also include a maintenance regime. The drainage scheme shall then be :onstructed in accordance with the approved details and maintained on site for the ifetime of the development.

teason: To ensure the outline drainage strategy is delivered coherently on site and )ears relation to the overall strategy for including Sustainable Urban Drainage System: In site. In accordance with PPS25 Development and Flood Risk.

33. Prior to the installation of any surface water drainage features a plan showing the ocation of overall SUDS features shall be submitted to and approved in writing by the _ocal Planning Authority and SUDS Approval Board. The plan shall demonstrate whict eatures will relate to which phase of development.

i'eason: To ensure the proposed drainage strategy delivers the improvements anc .ecommendations contained in the approved Flood Risk Assessment. In accordance with PPS25 Development and Flood Risk.

34. Prior to the commencement of any development on site the following details shall be submitted to and approved in writing by the Local Planning Authority:

1. A plan showing how the drainage strategy will evolve as the land remediatior takes place on site. 2. A plan showing how the drainage strategy for the remediation scheme evolves ir to the overall drainage strategy for the development of each phases of this approved planning permission.

qeason: To ensure the drainage scheme evolves appropriately and in accordance wit1 :he mitigation measures set out in the environmental statements for the remediation o :he site and the delivery of the development approved by this planning permission. Ir accordance with PPS25 Development and Flood Risk.

35. Prior to the commencement of any development approved by this plannin! oermission. A scheme which clearly sets out the flood plain compensation to bt ncluded as a part of the Suitable Alternative Natural Green Space, Country Park and 01 site shall be submitted to and approved in writing by the Local Planning Authority. Tht scheme shall demonstrate the volume of additional floodplain storage which will bt created and shall include landscaping and planting details.

Reason: To ensure the proposal improves flood storage in accordance with th~ provisions set out in the addendum Flood Risk Assessment. In accordance with PPS2! Development and Flood Risk.

36. No infiltration of surface water drainage into the ground shall be permitted other thai with the express written consent of the Local Planning Authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to controlled waters

Reason: The application site has been used previously for waste disposal. The 3pplication has been made on the basis that the land will have been remediated to standards sufficient to allow infiltration of surface water drainage without mobilising residual pollutants. This will need to be verified before construction and may require some continued groundwater monitoring in accordance with PPS25 Development and Flood Risk.

37. Piling or any other foundation designs using penetrative methods shall not be permitted other than with the express written consent of the Local Planning Authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to groundwater. The development shall be carried out in accordance with the approved details.

Reason: To prevent pathways being introduced that might allow perched groundwater or contaminants to enter the underlying chalk aquifer. In accordance with PPS25 Development and Flood Risk.

38. Prior to the commencement of development a scheme for the provision and management of a buffer zone alongside the watercourses shall be submitted to and agreed in writing by the local planning authority. Thereafter the development shall be carried out in accordance with the approved scheme and any subsequent amendments shall be agreed in writing with the local planning authority. The scheme shall include:

Plans showing the extent and layout of the buffer zone. Details of the planting scheme showing native species. Details demonstrating how the buffer zone will be protected during development - the buffer zone should be marked and suitably protected. Details demonstrating how the buffer zone will be managedlmaintained over the longer term Details of any footpaths, fencing and lighting.

Reason: To ensure the mitigation measures set out in the environmental statement are implemented on site to prevent any harm to watercourses in accordance with PPS C Biodiversity and Geological Conservation. Policies CP1, CP3, CP7 and PPSl and C Biodiversity and Geological Conservation, UK Biodiversity Action Plan and Article 10 o the Habitats Directive.

39. The proposed wetland ponds shall be constructed in accordance with a scheme tc be submitted to and approved in writing by the local planning authority prior to the commencement of development.

Reason: To ensure the proposed ponds are constructed in a manner sympathetic to thc habitat they are intended for in accordance with PPS 9 Biodiversity and Geologica Conservation. Policies CPI, CP3, CP7 and PPSl and 9 Biodiversity and Geologica Conservation, UK Biodiversity Action Plan and Article 10 of the Habitats Directive.

40. There should be no light spill from external artificial lighting into the watercourse o adjacent river corridor habitat. A post development lighting survey shall be carried out to show that the lighting scheme from shall not be greater than Lux level 0-2 in the buffer zone. Anv remediation measures r'eauired to reduce liaht soill in to the buffer area to

ieason: To ensure the proposed development does not include light spill in areas ntended for wildlife in accordance with PPS 9 Biodiversity and Geological Conservation.

I.1. All the hard surfacing shall be constructed from porous materials or provision shall )e made to direct run-of water from the hard surface to a permeable or porous area within the curtilage of the development, in accordance with details to be submitted to ind approved in writing by the local planning authority prior to the commencement of levelopment. The hard surfacing shall be constructed in accordance with the so- 3pproved details and thereafter so-retained.

?eason: To prevent increased flood risk from surface water run-off. Relevant policy: 'PS25 Development and Flood Risk.

$2. Prior to the commencement of the residential development, details of the mplementation, maintenance and management of the sustainable drainage scheme ;hall be submitted to and approved in writing by the local planning authority. The scheme shall be implemented and thereafter managed and maintained in accordance ~iththe approved details. Those details shall include:

i) a timetable for its implementation, and;

ii) a management and maintenance plan for the lifetime of the development which shall include the arrangements for adoption by any public body or statutory undertaker, or any other arrangements to secure the operation of the sustainable drainage scheme throughout its lifetime.

Reason: To prevent increased flood risk from surface water run-off. Relevant policy: PPS25 Development and Flood Risk.

43. None of the dwellings shall be occupied until works for the disposal of foul and storm water sewage have been provided on the site to serve the development hereby permitted, in accordance with details to be submitted to and approved in writing by the local planning authority.

Reason: In order to ensure satisfactory provision is made. Relevant Policy: PPS25 Development and Flood Risk.

44. No spoil or building materials being deposited or stored within the area of the site liable to flood.

Reason: To prevent the increased risk of flooding due to impedance of flood flows anc reduction of flood storage capacity. Relevant policy: PPS25: Development and Flooc Risk.

45. The development shall be carried out in accordance with the submitted Flood Risk Assessment and additional details submitted to and agreed by the Environment Agency. Reason: To prevent the increased risk of flooding, and to protect water quality. Relevant: policy: PPS25: Development and Flood Risk and PPS23 Pollution Control.

46. The residential development shall not begin until a surface water drainage scheme for the site, based on sustainable drainage principles and an assessment of hydrological and hydrogeological context of the development, has been submitted to and approved by.the local planning authority. The scheme shall subsequently be implemented in accordance with the approved details before the development is completed. The scheme shall also include: I. i) details of the SUDS features considered and proposed for the development, including those mentioned within the submitted FRA. Consideration to be given to the use of in particular, those mentioned with the Wokingham Borough Council Sustainable Development SPD. These should include green roofs, permeable paving, swales, and rainwater harvesting, as examples.

ii) where infiltration for the residential properties is proposed, full infiltration tests to be carried out in accordance with BRE 365 demonstrating that this is feasible.

iii) detailed design for each phase of the development including demonstration that each phase is able to cope with up to the 1 in 100 year plus allowance for climate change storm event, and will not increase flood risk either on or off site.

iv) existing and proposed runoff rates and volumes for each phase of the development

v) details on the surface water runoff form the proposed link road and management of that runoff.

vi) detailed design of the detention pond used to ease flooding in the neighbouring estate, as discussed in the submitted FRA.

vii) details of how the scheme shall be maintained and managed after completion

Reason: To prevent the increased risk of flooding and to ensure the future maintenance of the site. Relevant Policy: PPS25: Development and Flood Risk.

47. There must be no raising of ground levels within the flood extent of the River Loddon as shown on figure 6.2 of the submitted Environmental Statement, unless agreed otherwise in writing by the Local Planning Authority.

Reason: To prevent the increased risk of flooding due to impedance of flood flows and reduction of flood water storage capacity under the terms of the Water Resources Act 1991, the Land Drainage Byelaws 1981 and PPS25 Development and Flood Risk.

48. There shall be no storage of materials within 8 meters of the river Loddon. This must beerected ori he landward side of the buffer zone, and there shall be no access during development vithin this area. There shall be no fires, dumping or tracking of machinery within this . ieason: To reduce the impact of the proposed development on wildlife habitats tpstream and downstream, including bankside habitats. Relevant policy: PPS25 levelopment and Flood Risk.

$9. No development shall commence until a programme of archaeological work (which nay comprise more than one phase of work) has been implemented in accordance with 3 written scheme of investigation, which has been submitted to and approved in writing ~y the Local Planning Authority. The development shall only take place in accordance ~iththe detailed scheme approved pursuant to this condition;

Teason: To allow adequate archaeological investigation before any archaeological -emains are disturbed by the approved development. Relevant Policies: PPG16: 4rchaeology and Planning and Wokingham District Local Plan policies WHEIO and NHE12.

Liqhting

50. Prior to commencement of the residential development, details of any external lighting on the site shall be submitted to and approved in writing by the local planning authority. Development shall be carried out in accordance with the approved details.

Reason: In the interests of amenity, protection of biodiversity and highway safety. Relevant policy: Core Strategy policies CPI, CP3, CP6 and CP7.

Ecology

51. No development shall take place (including demolition and site clearance) until ful details of protected reptiles contingency plan has been submitted to and approved ir writing by the local planning authority unless otherwise agreed in writing. The plan shal include:

(a) Surveys at agreed periods during April, May and septembir by an agreed expert.

(b) Details of appropriate mitigation measures and contingency plans should suck reptiles be found to be present.

The plan shall be carried out as approved, unless otherwise approved in writing by tht local planning authority.

Reason: In order to ensure protection of protected species which may be on the site Relevant policy CPI, CP3, CP7 and PPS Iand 9.

52. No development shall take place until a Site Environmental Management Plan fo the site excluding the Country Park (based on the mitigation measure outlined in th~ Loddon View, Woodley Environmental Statement, June 2008) has been submitted t~ and approved in writing by Wokingham Borough Council. The surveys, mitigation an1 with the approved plan unless otherwise approved in writing by the local planning authority.

Reason: In order to ensure protection of protected species which may be on the site. Relevant policy CPI, CP3, CP7 and PPS 1 and 9.

53. Prior to occupation of the 71Stdwelling full details of a scheme to provide suitable vehicular access to the Country Park shall be submitted to and approved in writing by the LPA. The scheme shall include either details demonstrating the ability of the ford across the Old River to provide adequate vehicular access to the Country.Park or details of a bridge suitable to provide adequate vehicular access to the Country Park. The approved scheme shall be implemented in full prior to the occupation of the 300th dwelling on this site.

Reason: To ensure that vehicles required to implement the submitted Landscape and Ecology Management Plan for the Country Park can gain access to the site. Relevanl policy CPI, CP3, CP7 and PPS 1 and 9.

54. Prior to occupation of the 300th dwelling the Country Park area shall be laid out in accordance with the approved Country Park Landscape Strategy (Drawing number CSa11640l106 Rev [El) and made accessible to the public.

Reason: To ensure that the Country Park is laid out and available in accordance with the approved plans. Relevant policy CPI, CP3, CP7 and PPS 1 and 9.

Environmental Conditions

55. Before work commences the applicant or main contractor shall submit to the loca planning authority to be approved in writing a written protocol, to be adopted by al contractors who will work on the site, which specifies the controls and working practices that will be adopted to minimise noise and dust during the remediation and construction5 stages of the development. The development shall thereafter be carried out ir accordance with the approved protocol.

Reason: To safeguard the residential amenities of the occupiers of neighbouring properties. Relevant policy CPI, CP3 and PPS 25.

56. The following shall occur throughout the construction phases to minimise dust:

1) Soils and roads shall be damped down during periods of dry weather or as soon as excessive dust is seen to arise as a result of operations on the site 2) Landfill materials will be damped down with a fine water spray whilst they are being excavated. , 3) Stockpiled materials shall be covered. 4) The wheels of all vehicles shall be washed before leaving site

Reason: To safeguard the residential amenities of the occupiers of neighbourin~ properties. Relevant policy CP1 and CP3.

57. Prior to occupation of any part of the permitted development, a verification repor demonstrating completion of the works to remediate the site and a report to address thc effectiveness of the remediation shall be submitted to and approved, in writing, by the local planning authority. The report shall include results of sampling and monitoring carried out in accordance with the approved verification plan to demonstrate that the site remediation criteria have been met. it shall also include any plan (a "long-term monitoring and maintenance plan") for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action, as identified in the verification plan, and for the reporting of this to the local planning authority.

Reason: In order to demonstrate the effectiveness of the remediation in removing unacceptable risks to controlled waters, environment and human health. Relevant policies CP1 and CP3.

58. The residential development shall not be commenced until a lighting survey has been carried out to show that the lighting scheme for the development will not be greater than Lux level 0-2 in the buffer zone. The lighting scheme shall be implemented as agreed, unless otherwise agreed in writing by the Local Planning Authority.

Reason: Artificial light can harm the ecology of an area through disruption of the natural diurnal rhythms of wildlife. Relevant policies CPI, CP3, CP7 and PPSl and 9, UK Biodiversity Action Plan and Article 10 of the Habitats Directive.

59. No residential development shall be occupied until an odour impact assessment has been submitted to and approved in writing by the local planning authority. Development shall be carried out in accordance with the approved details.

Reason: In the interests of amenity, protection of residential amenity. Relevant policy: Core Strategy policies CP1 and CP3.

60. Before the development commences the applicant shall submit to the local planning authority, for written approval, a detailed noise impact assessment, mitigation strategy and management scheme that takes into account the curnulafive impact of noise from construction activity and remediation activity on the site. The assessment shall include an assessment of the impact on existing residents in the vicinity and on new residents arriving during the phased occupation of the site. Works shall be carried out in strict accordance with the approved scheme, unless a variation submission is submitted and approved in writing by the LPA prior to such variation commencing.

Reason: To protect local residents both on and in the vicinity of the application site from the harmful impact of noise during the construction and remediation phases.

Sustainable design and construction

61. All of the residential units will achieve a minimum Code Level 3 for Sustainable Homes and 10% reduction in C02 emissions or the equivalent relevant codes at the time of construction.

Reason: In interests of achieving a sustainable development to meet government targets for C02 reduction. Policy: Core Strategy Policies CP1 and CP3.

62. Prior to the occupation of the residential development details of compost bins fo each dwelling house shall be submitted to and approved in writing by the Local Planninc Authority and shall be implemented as approved. Reason: In order to ensure adequate waste collection facilities are included in the development. Relevant Policies: CP1 and CP3, PPS 1 & 10.

63. No building shall be occupied until details of bin storage areal facilities have been submitted to and approved in writing by the local planning authority. The bin storage area and facilities shall be permanently so-retained and used for no purpose other than the temporary storage of refuse and recyclable materials.

Reason: In the interests of visual and neighbouring amenities and functional development. Relevant policy: Core Strategy CP3.

64. No building shall be occupied until details of on-site collection area@) for refuse and recyclable materials have been constructed in accordance with details to be submitted to and approved in writing by the local planning authority. The collection areas1 facilities shall be permanently retained as so-approved and used for no purpose other than the temporary storage of refuse and recyclable materials (on collection days only).

Reason: To ensure the efficient collection of waste materials whilst avoiding highway obstruction and loss of visual amenity, in the interests of a functional development, the character of the area, highway safety & convenience and the quality of the pedestrian environment. Relevant policy: Core Strategy policies CPI, CP3 & CP6

65. Prior to the commencement of the development hereby permitted details of secure and covered bicycle storage1 parking facilities for the occupants of [and visitors to] the development shall be submitted to and approved in writing by the local planning authority. The cycle storage1 parking shall be implemented in accordance with such details as may be approved before occupation of the development hereby permitted, and shall be permanently retained in the approved form for the parking of bicycles and used for no other purpose.

Reason: In order to ensure that secure weather-proof bicycle parking facilities are provided so as to encourage the use of sustainable modes of travel. Relevant policy: PPGl3 Transport and Core Strategy policies CPI, CP3 & CP6.

66. No building shall be occupied until secure and covered parking for bicycles has beer provided in accordance with the approved drawing(s)ldetails. The cycle parking1 storage shall be permanently so-retained for the parking of bicycles and used for no othei purpose.

Reason: In order to ensure that secure weather-proof bicycle parking facilities arc provided so as to encourage the use of sustainable modes of travel. Relevant policy PPG13 Transport and Core Strategy policies CP1 , CP3 & CP6. 1 INFORMATIYES: 1. This permission should be read in conjunction with the legal agreement under Sectior 106 of the Town and Country Planning Act dated the contents of which relate to this development.

2. The Corporate Head of Environment at the Council Offices, Shute End, Wokinghan should be contacted for the approval of the access construction details before any work is carried out within the highway. This planning permission does NOT authorise the construction of such an access.

3. The requisite Travel plan would need to comply with the latest guidance dated July 2002 and entitled 'Making travel plans work' and 'Using the planning process to secure travel plans'. These documents were published by the Office of the Deputy Prime Minister and the Department for Transport. Hard copies of these guides and supporting documents can be obtained by e-mailing [email protected]. Further information on travel plans can be found on the Department of Transport web-site at www.local- transport.dft.gov.uk/travelplans lguideslindex.htm. The guides and supporting documents will be available on that web- ite shortly.

4. Adequate precautions shall be taken during the construction period to prevent the deposit of mud and similar debris on adjacent highways. For further information contact Corporate Head of Environment on tel: 01 18 974 6302.

5. The developer's attention is drawn to the fact that this permission does not authorise the physical construction of the proposed off-site highway works and site access connections to the public highway. A separate legal agreement made with the Council under S278 of the Highways Act 1980 is required. No work within or affecting the public highway shall commence until the agreement has been completed and the Council, as local highway authority, has approved all construction and installation details together with a programme of works.

6. If it is the developer's intention to request the Council, as local highway authority, to adopt the proposed access roads etc. as highway maintainable at public expense, then full engineering details must be agreed with the Corporate Head of Environment at the Council Offices, Shute End, Wokingham. The developer is strongly advised not to commence development until such details have been approved in writing and a legal agreement is made with the Council under S38 of the Highways Act 1980.

7. Any workslevents carried out either by, or at the behest of, the developer, whether they are located on, or affecting a prospectively maintainable highway, as defined under Section 87 of the New Roads and Street Works Act 1991, or on or affecting the public highway, shall be coordinated under the requirements of the New Roads and Street Works Act 1991 and the Traffic management Act 2004 and licensed accordingly in order to secure the expeditious movement of traffic by minimising disruption to users of the highway network in Wokinghain.

Any such works or events commissioned by the developer and particularly those involving the connection of any utility to the site, shall be co-ordinated by them in liaison with Wokingham Borough Council's Street Works Team, (telephone 01189 746302). This must take place at least three month in advance of the works and particularly to ensure that statutory undertaker connectionslsupplies to the site are coordinated to take place wherever possible at the same time.

Reason: In order to minimise disruption to road users, be they pedestrians or vehicular traffic, under the requirements of the New Roads and Street Works Act 1991 and the Traffic Management Act 2004. In order to satisfy the licensing requirements of the Highways Act 1980. available' at' netregsgov.;k are followed. In particular, PPG05 will be relevant for working near watercourses.

9. Contaminated Land Report 11 may be of use when seeking to discharge conditions relating to land contamination and remediation. This is available at www.environment- aqencv.aov.uk

10. Licences, consents or permits may be required for work on this site. For further information on environmental permits and other licences please visit htt~:l/www.businesslink.qov.uWbdotq/actionllaer?r.s=tl&r.lc=en&topicld=l079068363

11. Please be aware that any works within 8m of the Old River or River Loddon will need prior Flood Defence Consent from the Environment Agency, separate to the planning permission. We recommend that you contact us at your earliest convenience to discuss this on a pre-application basis on wetthamesconsent@environment- agencv.qov.uk

12. The applicant is advised that the Council seeks that employers or developers withir the borough.commit to using local labour I contractors where possible. This shoulc include: . Advertisement of jobs within local recruitment agencies 1 job centres; . Recruitment and training of residents from the local area; . Seek tender of local suppliers or contractors for work. ~ 13. The term "residential development" refers to development which will take place after the remediation works on the site.

14. Construction Noise. The applicant or the operator is advised to submit to the Council's Environmental Health Team a 'prior consent' application under s.60 of the Control of Pollution Act 1974.

15. With respect to the Noise impact assessment - it is anticipated that overview data will be necessary for receptor predictions below 50dB LAeq Ihr (or 10dB above background whichever is the lower). For properties with likely exposure between 50 anc 55 dB LAeq Ihr, a detailed impact assessment will be required and detailed mitigation strategy and management scheme.

For any short periods of anticipated exceedances of 55 dB LAeq Ihr, Specified Noise Sensitive properties will be identified, specific levels will be set for each, for set duration periods for a range of exceedances above 55dB LAeq. The management scheme will include details of monitoring and reporting against the set levels. The overall noise impact assessment will also consider tonal, peak and impulsive noise and set specific targets in this regard. It will also consider in detail any plant and equipment operation beyond the site working hours, such as pumps, generators etc. PLANNING HISTORY

RM1200811585 Reserved matters application following outline consent 9916952410 for the erection of a training centre with associated hotel, health and leisure centre with car parking, access and amenities, siting, external appearance, design and landscaping to be considered.

Application not proceeded with. Proposed erection of 150 unit retirement village (outline) and 8 Class B1 (a) office buildings (9,290 sqm), 7 Class 88 storage and distribution units (18,580 sqm), 5 Class B1 (c) light industrial buildings to provide 23 small units (9,290 sqm), a sui generic Data centre (9,290 sqm), children's nursery, 29 hectare countryside amenity space and visitors centre, access, car parkinglsewicing and landscaping (full application).

I Refused 11-12-2007 (appeal withdrawn) VARl200513994 I Variation of condition 1 of application 99165952410 to extend the I 1 time period for submission of resewed matters to 19-07-2008. 1 Approved 01-11-2005 Outline planning permission to develop the site for up to 450 dwellings, 3000 sqm of office floor space and a country park.

/ Withdrawn / Outline application for a mixed use scheme comprising a training centre and a hotel, health and leisure facilities, car parking, pblii open space and landscaping (30,800 sqm). 1 1 Approved 19-07-2002 1 9616408210 Outline application for the redevelopment of the site for residential, including business units and open space. 1 1 Appeal against non-determination, Dismissed 04-02-1997 1 Erection of a residential development comprising 492 dwellings, a continuing care retirement community, a vill.age centre comprising up to 175m2 of Class A1 retail floorspace, up to 336m2 businesslrestaurant floorspace (A2/A3/Bla), a community hall (D2), Energy Centre, new access, car parking, 2 new bridges over the old river, landscaping and associated works' (application ref: 012008/1282).,

I Recovered appeal allowed November

SUMMARY INFORMATION For Residential I Site Area 46.33 ha I Proposed units 468 Residential units and a care community centre (up to 150 units) Number of affordable units proposed 122 Proposed parking spaces 996

) CONSULTATION RESPONSES Woodley Town No objection, but comments: Council Suggested additional access to ihe development. Suggested increased length of the 2 lanes approaching the A329(M) along Bader Way. Concerns about pressure on doctors, dentists and schools. Need for improvements a Bulmershe School. No MUGA or provision for teenagers on the site. Social housing should be distributed throughout the site. Car parking provision inadequate - potential problems in surrounding roads. I Developer contributions needed towards: I o cycleways with access to Twyford and Winnersh Triangle stations, I o Woodley playing pitch improvements, I 1 o improvements to Bulmershe swimming pool, I o town centre toilet, and o Woodley Airfield Youth & Community Centre improvements. Hurst Parish Concerns re traffic impact and need for independent traffic survey and report. Concerns re the flood risk assessment. Need for independent assessment. Would like the 'outline' part of the application to be submitted as a full application to allow the full impact of development on the site to be assessed. Loddon Valley Advised that the development should consider flood implications Action Group and impacts up and downstream. Loddon Valley. In anticipation of approval, support the new footbridge proposed Ramblers and restoration of the existing bridge as well as pathways around the country park. Environment No objection - satisfied proposal is acceptable in principal in Agency update terms of flood risk, contamination & biodiversity subject to conditions relating to:

Works to be undertaken in accordance with FRA and subsequent documents; Drainage; Watercourses; latural England No objection in principle.

The proposed plans are unlikely to affect any sites designated as Sites of Special Scientific Interest, or European sites within the meaning of the Conservation for Habitats and Species Regulations 2010, subject to the proposals being carried out in strict accordance with the terms of the application and the submitted plans.

Natural England note that the application site sits within the River Loddon Landscape Character Area (A2) (LCA), known for its rural, remote character and low density of scattered built features (Wokingham District Landscape Character Assessment, 2004). The evaluation of the Loddon River Valley considers the landscape to be of overall high quality, with a strong character and notably a landscape with high sensitivity to change. With a strategy to conserve the rural character of the Loddon River Valley (A2), the Council should therefore have regard to the Landscape Character of the area in considering whether the impacts are acceptable.

Natural England welcomes the proposed retention of important hedges and habitats, along with significant buffering zones surrounding both the development and key habitat areas, most notably, the Lodge Wood and Sandford Mill SSSl and the River Loddon Wildlife Heritage Site (WHS).

The development should not be to the detriment of the local landscape character or surrounding habitats, and that this reserve site accords with local policy.

Natural England welcomes the design of this development and the reference to and incorporation of Green Infrastructure (GI) across the site, most notably with regards to the easterly corridor buffer, connectivity across the site and the incorporation of a Country Park.

Planting should be of native species with a continuous canopy if possible. This will maximise the habitat potential for birds and insects. Street trees should also be planted as semi mature standards at around 10 years old, as at this age they are less easily vandalised.

The Council should consider securing measures to enhance the biodiversity of the site from the applicant, if it is minded to grant permission for this application in accordance with Paragraph 14 of PPS9.

Natural England welcomes the retention of all key ecological habitats, as detailed in para 11.38 of the Ecological & Nature Conservation chapter of the ES, along with the general mitigation proposed in paragraphs 11.40 - 1151, and would recommend they form part of any approved application. 1 Natural England further welcomes the formalised incorporation of a Countrv Park. of 25.5ha. and the biodiversitv benefit securina this will provideto both the existing habitat of ihe Loddon valley and biodiversity enhancements onsite, in line with PPS9, alongside the green infrastructure qualities and connectivity this country park further brings. Its proposed location to the east of the development is welcomed as a suitable buffer to the wider landscape and biodiversity interests

Natural England would wish to ensure that any the loss of any hedgerow will not lead to major impacts on priority habitat in that locality.

The application site falls within close proximity to a number of Wildlife Heritage Sites (WHS), sites of county wide importance.

Natural England welcomes the submission of the ecological assessmentslsu~eys.

Natural England would advise that all schemes and works that may affect the hydrology of the site or surrounding land are conducted in accordance with Environment Agency advice, guidelines and best practice.

Thames Water Existing waste water infrastructure unable to accommodate the needs of the development. Recommended 'Grampian' condition to require upgrading of local sewage infrastructure. TW approval needed for works in proximity to existing public sewers on1 adjoining the site. Recommended use of fuel1 oil interceptors in surface water drainage Existing water supply infrastructure insufficient to meet the additional demands of the development. Recommended 'Grampian' condition to impact assessment in relation to existing infrastructure and identification of additional capacity and connections required. .

Thames Valley NO objection provided that measures listed in correspondence Police (dated 2dh October 2011) are incorporated within the design of the scheme.

NHS PCT Request for (unspecified) contributions towards provision of additional health facilities.

Sport England No objection - England and Wales Cricket Board (ECB) who have indicated that additional facilities for cricket are required in this area. In terms of Sports Hall provision and swimming pool provision, Sport. I England's Sports Facilities Calculator indicated the a residential development of the size proposed would generate a need for:

IYP.!? Amount -Cost Pools 0.2 Lanes f 47,194 Halls 0.3 Courts f 234,695 Synthetic Turf Pitches 0.04 Pitches f 62,166

-ocal Members: Cllr Challis: Potential difficulties extending Woodley C of E primary Development to contribute to improvements at Bulmershe School to accommodate the displacement of pupils when Waingels College reaches capacity. Need to contribute to improved leisure facilities in Woodley Need for road, cycle and footpath improvements in Woodley

Environmental Health raise no in principle objection to the proposal subject to conditions relating to additional details to be submitted.

These conditions relate to the control and management of the remediation and construction processes on the site. rrees & landscape No objection to housing development on the site and considers that the adverse landscape and visual effects of housing can be overcome by an appropriate landscaping scheme. Initial concerns about the landscaping scheme expressed have not been overcome -these relate to space for adequate planting within the street layout.

Conservation No objection subject to adequate landscaping along boundary oi 3ficer site with listed building.

Sandford Farm Cottage is a Grade 2 Listed Building which i: located adjacent to the southern boundary of the development. Ir respect of the scheme approved on appeal (0/2008/1282). The inspector1Secretary of State found that the development woulc not cause any significant harm to the listed building or its setting.

Sandford Farm Cottage is a C17 timber framed and brick cottage with tile roof. It is located to the west of a triangular plot that i: relatively well screened by timber fencing and 'vegetation. The development near the listed building differs from the approvec scheme in that an area of open, undeveloped green land (Greer Finger 2) extends from the north east of its plot through to the proposed parkland. The pattern of housing also differs in that the area of car parking originally proposed is indicated to be replacec by a terrace of 2 and 3 storey dwellings extending northwards with car parking to the east.

The nature of the impact on the setting of the listed building relates mainly to the loss of openness to the north. The rural nature of its setting has previously been eroded by the airfield development to the south and any new development to the north will inevitably result in a more enclosed, suburban feel. However, given that the appeal found the principle of development .in this area acceptable in terms of the listed building setting, it is difficult to justify refusal on the incremental worsening of this setting alone. The existing plot is relatively self contained by timber fencing and planting, and the proposed strengthening of the planting to the north of the plot will help offset the negative impact of new development beyond.

Public rights of Proposed new footbridge over the old river differs slightly from Way adopted proposals in the Rights of Way Improvement Plan but is acceptable provided a link to FP30 on the east side of the Loddon is provided.

Archaeology There are some potential archaeological implications to this proposal, because of the likely ground works for the proposed development. The site lies within an archaeologically rich area of the Thames Valley between the Emmbrook and the Loddon and as is recognised by the Cultural Heritage Chapter submitted with a previous application. We have evidence of Iron Age and Roman settlement at Lea Farm about 200m from the boundary of the site. We also have evidence of Roman activity at Broadwater 400m north of the site.

No consideration regarding archaeology has been provided for this application thus far and the remediation works and much of details in application relate to the western side of the site (F/201111278).

Recommend that an archaeological impact assessment be produced to look at the proposed impacts and any previous impacts within the eastern part of the site in particular.

Waste Services Development should include a mini recycling centre for glass or a contribution towards recycling off-site.

And proposed development needs to be suitable for new waste and recycling collection arrangements from 2012. Housing Strategy No objection subject to suitable terminology being adopted in the S106 agreement.

Planning Policy Reduction in the number of houses would need to be justified as contrary to CP3(i) (the justification is the scheme is an improved scheme over the extant permission). Need to consider how measures for sustainable design and construction and reduced energy use can be secured in any ~ermission. Highways No objection in principle to the development subject to conditions and an appropriate S106 agreement to secure contributiops towards the transport network, sustainable modes of travel including bus, cycleway and footway measures and subject to an appropriate offsite works S278 agreement to secure the offsite highway work. On the previous scheme, the Planning Inspector and Secretary for State, considered that the provision of public transport links, particularly by bus, to be critical. On this scheme, the applicant has been requested to undertake addition work including: Additional modelling of the junctions to demonstrate that junctions in the local area can satisfactorily accommodate the 2017 and 2026 scenarios for both morning and evening peak traffic flows; A revised Travel Plan in accordance with WBC's new guidance;

I The proposal includes: Pedestrian and cycle access both within and to the site. Also includes contributions toward general improvement 01 cycle ways around the area with access to Twyford and Winnersh Triangle stations; Vehicular access to the site is from a proposed nem roundabout at the junction of Perimeter Road and Mohawk Way. This is acceptable. Removal vehicular use rights to Beggers Hill, allowing emergency access only' from Beggars Hill Road.

Off-site improvements as were required under the earlier consen including: Mohawk Way I The Bader Way I Colemans Moor Road Miles Way roundabout junction Mohawk Way 1 Perimeter Road (Site Access) roundabou junction I A cycle route between these two junctions; Advance signing of existing width restriction at the junctior of Sandford, Lane and Mohawk and Sandford Lane ant Davies Street junction; LGV routing agreement.

REPRESENTATIONS 26 letters of objection received from local residents raising the following concerns: contrary to policies, impact on the River Loddon flood plain1flood risk in general, remediation risks, traffic impacts along Bader Way, Mohawk Way and in Hurst, . need to consider improvements to the wider highway network and junctions such as Colemansmoor Road, A3291 Loddon Bridge Road and Butts Hill Road1A4 and road links to Twyford and through Hurst, increased traffic along Beggars Hill Road, need to provide for pedestrian and equestrian traffic along Beggars Hill Road, with links through the country park and bridging of the Loddon, housing density too high and out of keeping, height of housing should be no greater than surrounding housing, design of Lanes and Mews with wood cladding & glass features out of keeping, poor parking provision, a single access into the site would be inadequate, poor public transport provision, poor links with Twyford & Winnersh Triangle stations, impact on visual amenity of the area through loss of green space, pressure on local doctors and schools, inappropriateness of a public house in the area, lost natural habitat, construction disturbance, overlooking of adjoining homes and gardens, inadequate scope for landscape screening -particularly views from the Loddon, too much affordable housing, & lack of public amenities, particularly for teenagers.

PLANNING POLICY National Planning Policy Framework

National Policy

PPSI - Delivering. Sustainable Development PPS3 - Housing PPS9 - Biodiversity and Geological Conservation PPG13 -Transport PPS23 - Pollution and Contamination PPG24 - Noise PPG25 - Flood Risk

Wokinnham Borouqh Local Development Framework - Core Strateqy CP1 - Sustainable Development CP2 - Inclusive Communities CP3 - General Development Principles CP4 - Infrastructure Requirements CP5 - Housing Mix, Density and Affordability CP6 - Manaqinq- - Travel Demand 1 CP7 - Biodiversity CP9 -Scale and Location of Development Proposals

Wokinqham District Local Plan (Saved) Policies: WBE4 -.Landscape and Planting WBE5 -Trees and New Development WHlO -Variety of Housing

Supplementaw Planninq Document Borough Design Guide (March 2010) Sustainable Design and Construction SPD (May 2010)

PLANNING ISSUES

1. The site was previously a sand and gravel quarry, which was later used as a landfill site and became redundant when its landfill use ceased in 1991. The application site is located along the eastern boundary of the built up area of Woodley and extends to approximately 46.33 ha. It currently comprises large areas of open grassland and woodland and is split in half from north to south by the Old River. The site is bound by areas of woodland and agricultural land to the north and several bodies of water and areas of open countryside lie to the north east, east and south east. Residential dwellings lie to the west along Beggars Hill Road and the access road is located off Mohawk Way.

2. This hybrid application seeks full planning permission for the redevelopment of land at Sandford Farm to comprise:

468 no new homes (including 122 affordable units) comprising: 324 no 2, 3,4 and 5 bed houses 144 no 1 and 2 bed apartments A new 209m2 local shop A new 25.73 ha Country Park Associated car parking and access Associated highway works Landscapedopenspace Children's play areas Affordable housing

3. This application also seeks outline planning permission for a Close Care Community of up to 150 units with associated supporting facilities to be located within the north west corner of the site. 4. The applicant has undertaken a programme of consultation with stakeholders, residents and councillors since Autumn 2010. This has included the following, full details of the consultation are contained within the Statement of community Consultation which support's the planning application (included in the Planning Statement) :

Meeting with local MPs (Teresa May and Rob Wilson) Loddon Valley Action Group ("LVAG) Consultation Group meetings held every 4-6 weeks since Autumn 2010 to discuss the overall development of the site Regular meetings held between the project team and remediation and ecological consultation sub-groups since March 2011 to discuss issues specific to the remediation and country park elements of the proposed redevelopment of the site Two public exhibitions Dedicated website set up to provide online updates on the proposed

Environmental Impact Assessment

5. In accordance with the Environmental lmpact Assessment (EIA) Regulations the proposal is development that falls within Schedule 2 of the regulations for which an Environmental Impact Assessinent may be required. Given the scale and location of the development together with environmental conditions of the site which could result in the development having significant environmental effects, an EIA has been submitted to the Council in respect of the application. This document addresses the following : -

Ground conditions and contamination Hydrology and flood risk Transport and access Noise and vibration Air quality and odour Landscape and visual assessment Ecology and nature conservation Cumulative effects

6. he EIA has informed the assessment of the application and the contents of thiz have been used to enable the conclusions in this report to be reached.

Principle of Development:

7. The site is allocated in the Council's local plan as a Reserve Housing Site anc has been released for housing by the Council's Executive. The site also has ar extant outline planning permission allowed at appeal for 492 dwellings, z continuing care retirement community and associated development (see application ref: 0/2008/1282 above) and this is a material consideration ir determining this current application. Consequently, the principle of developmen in this location has been established through the development plan and appea 8. The proposal will result in the remediation of a brownfield site for residential development enabling significant environmental enhancement of the site conditions and thus meets the objectives of policy CP1 of the Core Strategy.

9. Furthermore residential development at the site will contribute to the Council's ability to meet its 5 year housing land supply required in accordance with PPG3.

Sustainability

10.The site is located on the outskirts of a major development location which benefits from a range of employment, recreational and retail facilities. The proposal incorporates public transport linkages to Woodley and to Twyford Station to enable residents to access facilities. In addition, the application incorporates a number of facilities to able it to serve the new residents and the existing local population including a shop, a country park, open space and play area. It is considered that the proposal complies with Policy CP1 of the Council's Core Strategy as a result.

Other Material Considerations

11.Although acceptable in principle, a number of issues need to be addressed in order to ensure that the development is acceptable in accordance with the saved policies in the District Local Plan and the Core Strategy. These are namely character and visual amenity, landscaping, and leisure and open space including issues associated with the Country Park. Also, amenity of future and existing local residents (policy CP3), the traffic and highway safety impact of the development including parking, ecology, contamination and flooding, affordable housing provision and sustainable design and construction. These issues are addressed below. Although referred to throughout the report as mitigation to offset any impact of the development, the requirements of the S106 will be addressed in greater detail a separate section at the end of this report.

Character and visual amenity

12.The importance of good design is emphasised by the Government in Planning Policy Statement 1 (PPSI) - Delivering Sustainable Development 2005. PPSl recognises the need and importance of design quality with regard to the need for locally distinctive development, and states, 'It is proper to seek to promote or reinforce local distinctiveness particularly where it is supported by clear plan polices'.

13.Paragraph 12 of PPS3 recognises that good design is fundamental to the development of high quality new housing. Paragraph 13 reiterates the guidance in PPSl to not accept design which is inappropriate in its context or which fails tc take the opportunities available for improving the character and quality -of an area and the way it functions. Paragraph 46 of PPS3 also indicates that due regard must be given to the characteristics of the area in which the application site iz situated. New developments must be informed by the wider context, and thai local layout and street patterns will help to determine the appropriate density and form of development, which will respect and enhance the local character. 14.The application site is located on the eastern edge of the existing settlement of Woodley adjacent to the former Woodley Aerodrome residential development. The site is bounded to'the west by the River Loddon and this together with the extent of the flood plain, limit the developable area of the application site. The existing development located to the west of the site is characterised by a mix of post war predominantly 2-storey suburban housing which vary considerably in building style and density with no distinct architectural style which should be replicated on the application site. Despite this, any suitable development on the application site should respect the residential character of the adjacent Woodley Aerodrome development as well as the open countryside located to the east.

15.The layout has been amended but a number of principles established by the extant outline permission for the'site have been adopted and developed (the approved master plan for application ref: 0/2008/1282 is attached to the report). However, the current application does propose a reduction in dwelling numbers to 468 (compared to 492 proposed by the extant outline scheme), thus reducing the density of the proposal from circa 30 to 27.5 dwellings per hectare.

16.The layout maintains the site access from the south from Perimeter Way with built form occupying the western half of the proposal site. A circular road system is now proposed with connecting roads linking across to each side. The previously approved concept of 'green fingers' of open space through the site has been retained but the scheme now proposes 4 'green fingers' (originally 6 shown on the outline scheme). These have been increased in size and divide the site into 5 broadly equal sections that accommodate the housing. In the outline scheme, the housing was not laid out in any regular pattern and the orientation of the proposed units varied throughout the development. Some of the development was set out in parameter blocks but the blocks were sub divided by secondary roads that served 'mews' type housing. In the new layout, the majority of the residential units face either west or east depending on their relationship to the road network. The remaining properties fronting onto the connecting roads face either north or south. A more linear built form is proposed throughout the site and it is considered that this layout is more in keeping with historic developmenl of many Berkshire villages, including Woodley.

17.The site has been divided into a number of categories to reflect the design approach namely the Main Street, Ribbon Street, The lanes, the Mews and Regency style. The approach to the design has been organised around the position of the building relative to the street and the position of the street within the hierarchy. On the main street, the buildings are mainly apartment blocks anc terraces that are positioned more tightly with less space around to result in 2 more 'urban' form to reflect that this is the main street in the development However, the layout becomes more spacious within the 'Ribbon Streets' which i: made up of a mixture of dwelling types. More space is provided around the buildings in 'The Lanes' that front onto the country park and beyond. The desigr approach to divide the development four main 'character zones' enables the streets to become more recognisable and distinctive. This enables legibilitb throughout the development and this variation in layout contributes to a greatei sense of character within the development. Generally the scheme is considerec to be an improvement over the 2008 extant permission.

Scale and Design

18.Generally, heights are two and three storey often with the upper floor being located in the roof space in order to reduce the overall height of the buildings. The scale of the buildings themselves vary with the largest buildings being located at the entrance to the site or on street corners enabling them to provide landmark features that make a statement given their more prominent position. In streetscape terms, this adds variation and interest. Larger building footprints are also proposed adjacent to the open green fingers. This is considered acceptable in character terms as the visual impact of the bulk of the larger buildings is offset by the adjacent open spaces. In themselves, the larger buildings are positioned in appropriate locations in order to be acceptable but because of the their scale and prominence, it is essential that the design is of high quality. In the case of these larger apartment buildings a 'Regency' style has been adopted and subject to the incorporation of high quality materials and detailing, this approach is acceptable. The design of the buildings has been broken down in visual terms by the use of gables, the variation in building line and the materials. Generally, the building styles and design have adopted a more traditional approach relative to the previous approved scheme.

19.Within the different character areas identified above, a common style and design approach has been adopted. Although the layout and design is subtly different, the approach between all of the areas follows a common theme. The common themes are brick and timber elevation material, pitched roofs with a use of gables to break down the elevations. Fenestration is mainly fairly traditional in terms it its rhythm although some units have adopted glazed gables in properties along 'The Lanes'. This has served to reduce the visual mass of the buildings and resulted in a more domestic style. With condition to control the use of material and landscaping to offset the impact of these buildings on the street scene, the proposal is considered acceptable in visual terms in accordance with policy CP3 if the Core Strategy.

20.A major concern in respect of the previous application was the impact of the development on the countryside that lies to the north of the application site and ai the previous appeal Inquiry the Inspector expressed concern about the relationship of built form in the north east section of the site to the open area. The current scheme has been amended to remove the apartment buildings thaf wen located on this boundary of the site with the countryside and replace them witl- smaller scale individual dwellings thus reducing the scale and mass of the building and the visual impact on the countryside beyond.

21.From the Statement of Community Consultation, it appears that the loca population supported the more traditional design approach and that this has beer reflected in the layout of the site and the positioning and design of the buildings The design and access statement has demonstrated where the approach ha: picked up a number of local examples and were these have been used to inform the approach.

22.Car parking where possible is located to the rear of properties which ensures the green spaces to the frontage are the central focus and are not affected by visua clutter of car parking or excessive coverage of hardstanding. Where car parking courts are proposed, these are mainly screened from street by the proposed buildings to refuse their visual impact. Car parking numbers to serve the development is addressed below.

23.Generally, the layout of the development is more reflective of the surrounding development to the south and represents a 'softer' urban form than the extant outline scheme especially adjacent to the open country park. It is considered that the layout and design are acceptable in visual and character terms. In addition, the layout retains the green fingers that extend through the site linking the existing residential development in Woodley through to the proposed country park beyond. This has the benefit of helping integrate the site with the existing development and the country park allowing permeability through the site.

24.No details of the design of the continuing care retirement community (CCRC) have been provided as this area of the application is in outline and all matters are reserved at this stage. The vehicular access to the care village will remain via the main site entrance. The plans show a notional layout of the care community use which broadly reflects the illustrative plans that were accepted by the Inspector at the previous appeal. On this basis, the ability of the site are shown to accommodate a CCRC for up to 150 units of accommodation was considered acceptable and the lnspector clearly considered that the scale of the site was sufficient to accommodate the development in a way that would not have an unacceptable impact on the visual character of the area. Since this time, there has been no material change to result in the Council being able to challenge this I position. I Landscapinq I 25.The site is located on the edge of the built up settlement of Woodley and is adjacent to open countryside. This edge of the site is therefore very sensitive. It is acknowledged that any development at the site will have some impact on the wider landscape character. However, the site is allocated in the local plan for residential development and there is an extant planning permission for residential development of units and a close care community complex. Objection on the principle of impact on the wider landscape setting and character of the site could not be substantiated as a result.

26.A Landscaping Strategy has been submitted to support the planning application. This addresses the imoact of the develo~menton the wider landscaoe settina of the locality. The scheme has been developed in order to limit the iApact of?he development on this by locating the development to limit views from the footpath along the River Loddon and by enhancing hedgerows, native tree planting and landscaping around the edges of the site. A buffer zone of between 25 to 75m in depth is proposed along the eastern site boundary. While seeking to minimise the impact on ecology, this also has the benefit of providing a soft edge to the proposed development. This soft edge allows the scheme to make a successful transition from the existing development to the west though to the open countryside to the east.

27. In addition to the buffer along the site boundary with the country park, within the site there are four 'green fingers' of open space with landscaping proposed. Other landscaping includes a strip varying in depth along the southern boundary of the site with the Woodlev Airfield estate. The main streets themselves also proposed landscaping alongthem to soften their appearance.

28.The landscaping areas serve a number of purposes in addition to seeking to enhance the visual character of the development. These include screening views and achieving adequate separation distances between buildings. The 'green fingers' allow integration of the site with the existing residential development to the south to enable views through and pedestrian links to the country park proposed. Other functions of the landscaping areas include informal recreation and more formal play areas, habitat enhancement opportunities and the ability of the development to accommodate SUDS.

29.Within the site, all TPO trees have been retained. An Arboricultural Impact Assessment (AIA) submitted to support the application demonstrates that the majority of trees to be removed as part of the development will be of BS Category C rating, generally small in size and of either naturally regenerated or planted stock. The loss of any Category B trees at the ehtrance of the new site access will be mitigated by new planting in the adjacent area. A phase of restocking will be undertaken to make sure that all trees that are to be removed are replaced elsewhere on the site to minimise the impact of the proposed development.

30.The AIA goes on to recommend that tree protection is provided for all trees likely to be vulnerable to construction work, prior to the commencement of any construction activity on the site. It also proposes that the site is supervised by a professional arboriculturalist to ensure that all protection measures proposed by the AIA are observed and to advise should any unforeseen problems arise. This will be controlled by condition as observed within the landscaping conditions section.

31.The Council's Trees and Landscape Officer has reviewed the application and is of the opinion that the proposed layout together with the landscape strategy and AIA, can achieve a successful approach in minimising the impact of the development on the wider character of the area. In addition, it is considered that the layout within the site is generally acceptable in visual terms, together with the 'green fingers' which offset the impact of the built form. The Council's landscape officer is of the view that, although the distances between buildings within the streets is in some places constrained, there appears to be sufficient space withir the site to accommodate satisfactory landscaping in order to soften the environment and that the tree retention and protection. Subject to submission oi additional detail the proposal is considered broadly acceptable.

32.ln summary, in broad landscape terms it is considered that the developmen seeks to minimise the impact of the proposal upon the local area and provides E suitable level of landscaping within the site in accordance with Core Strateg) policy CP3 and-Wokingham District Local Plan policy WBES.

Open space 33.There are a number of open spaces within the site and these serve a number of different functions. These include the new country park, the green fingers, local play areas, and incidental open space.

34.The local plan identifies Sandford Farm as a reserve housing site and requires the provision of a country park on the land to east. The country park was included within the outline planning permission for the site and secured through a Section 106 agreement. This current application retains the country park across the river in the eastern section of the application site. This will provide amenity for future occupants of the scheme as well as existing residents located within the Woodley area and who can access the site via pedestrian linkages through the new development. Parking provision for visitors is also provided for 10 cars.

35.Within the housing development area, the open space strategy has been developed in conjunction with the landscape strategy for the site and the decontamination scheme (see paragraph below). The 'green fingers' provide for both informal open space but also more for more formal recreation in the form of LAPS and LEAPS, and a picnic area. The amount of open space within the site meets the standards set out in Policy CP3 of the Core Strategy. The equipped areas of play include facilities for younger children and teenagers and each green finger incorporates one area of play space.

36.The illustrative plan for the outline planning permission sought to rely more on the 'green fingers' and communal areas of open space to serve the amenity of future residents rather than provide extensive private garden areas for some of the individual units proposed. This current application is more 'traditional' in this respect providing all of the houses with private amenity space. The Council's guidelines set out in the Borough Design Guide require a minimum of 11 m deep rear gardens and this is achieved in the majority of cases. Of the proposed houses, 44 units do not have Ilm deep rear gardens however, in all but 2 cases, these have between 10.5 - Ilm deep. This is only marginally below the Council's minimum. Officers will be seeking amended plans to attempt address the 2 properties that have more of a shortFall and this will be reported on the update! sheet to committee.

37. It is acknowledged that the Council's standards for garden space are set out as minimum llm depth. However, in light of the previous outline planningI permission allowed at appeal that relied on communal open space to serve the! amenity of residents, it is considered that refusal on this basis of lack of garderI space could not be substantiated. In addition, in a recent appeal decision at The! Chestnuts in Wokingham (December 2011), the Inspector concluded that the! proposed layout of the development was acceptable with below minimum garderI space because of the proximity to open space. In this case, the residents of.the? houses with below standards garden depth will have access to a variety of operI space as addressed above. In light of these factors, it is considered that the? layout of the proposal is acceptable in amenity space terms.

38.The proposal incorporates a number of apartment units and these do not have3 extensive garden areas to serve the occupiers. In most cases the apartment buildings are located adjacent to the 'green fingers' of open space within the ? development and it is considered that these open areas can provide for the 3 recreation needs of the residents of the apartment. - I 39. Other amenity issues for future residents 40.The design and layout of the proposed scheme has been developed with regard to the separation distances set out in the Council's Borough Design Guide (BDG). The vast majority of the buildings, however not all, comprise with the garden depthsn and separation distances between residential buildings outlined within the (BDG). It is noted that a number of properties are below the minimum depth (Ilm) and below the flank to rear minimum distance (12m). This issue has been raised with the applicant and any amendments to address this will reported on the update sheet to committee. However it is not envisaged all the areas of concern can be addressed in accordance with the BDG. Therefore consideration must be given against the small number of properties where this is an issue against the number of dwellings proposed.

41.The majority of the houses have been provided with external access to the rear, those properties that do not have direct external access can gain access their rear gardens via garages which are 3m in width. The proposed flats will accommodate satisfactory bin and cycle storage.

42.11-1 summary, subject to a number of minor amendments, the proposal accommodates the number of dwellings proposed whilst complying with oper space standards and achieving satisfactory levels of amenity space ana separation distances. As such the proposed development accords with the key principles outlined in policy CP3 of the Council's Core Strategy and the BorougP design Guide.

Impact on neiqhbourinq properties

43.The application site is relatively self-contained with only the western boundary o4 the site bordering an area of existing residential development. The closes properties are located in Anthian Close (to the west of the application site: Phillips Close and Constable Close. The proposed dwellings, which are ir located in the western section of the application site, have been sited with thc existing properties in mind. The separation distances between the proposec dwellings and the existing dwellings all comply with those stated in the Council': Borough Design Guide and it is therefore considered that the residentia amenities of the neighbouring properties will not be adversely affected by the proposed development in terms of over powering, loss of privacy or light.

44.The site is accessed off Mohawk Way with a new roundabout being constructec to facilitate access to the site (There is no access proposed on to Beggers Hil Road). It is accepted that relative to the current position on the ground, that the development will result in an increase in traffic which could be considered .tc have an impact on the amenity of local residents by reason of additional noisc and nuisance. However, this must be considered in the context of the appea decision that allowed 492 units on the site. At the appeal public Inquiry for thc residential development, a number of local residents objected to the proposec traffic generation associated with housing development on the basis that it woulc cause congestion, noise, and nuisance but the Inspector considered that this wa: not a significant impact upon which basis to dismiss the appeal. The curren scheme proposes the same access into the site and proposes 24 fewer units. It light of these factors, objection based upon the impact of traffic on residential amenity cannot be substantiated.

45.Concerns have been expressed by local residents about the impact of the remediation and construction phase of the development upon their living conditions. The remediation will be likely to take approximately 2 years and will take place in phases over the site commencing in the western section of the site. As one section of the site is remediated, construction of the development will begin within this area in order to try and limit the total time taken to deliver the development. During this time, both remediation and construction work will be undertaken together albeit is different sections of the site.

46.The applicant has been in discussion with local residents about the remediation strategy and construction stage. The remediation strategy addresses issues such as noise, visual intrusion and transport management and suggests measures to address these to limit, among other impacts, the effect on local residents (see application reference F12011/1278 elsewhere on this agenda). These measures havebeen controlled bv conditions. Conditions will control hours of o~eration. wheel washing, routes for construction vehicles, screening, monitoring etc. In addition, the applicants' remediation and construction strategy includes community liaison throughout the development to identify and mitigate any impacts that local residents may experience through the remediation and construction phase.

Contamination

47.The site comprises of 20ha of worked out gravel pits which were later filled withI industriallcommercial waste under a local authority licence. As such, the LPA appointed WSP to undertake assessment of the applicant's submitted EIA anaI remediation strategy. This landfill has been completed and has been capped withI clay and topsoil. In order for the site to be suitable for residential development the site must be remediated and a strategy for this has been submitted. A ful I assessment of the mitigation strategy is considered under application ref Fl201111278; that appears elsewhere on the agenda.

48.From landfill records and extensive testing of the waste on site, it has beerI determined that there are two main types of waste that were deposited in the ? landfill. These are construction and demolition waste including rubble, wood anc I aggregates, and general industriallcommerciaI waste including plastic, wood paper and soil. The supporting information states that none of these material$j are particularly hazardous in themselves and there has been very little? contamination with hazardous substances such as toxic metals identified in the 3 samples of waste attained. Even so, risks to the environment, in particular the 3 river and water table, are still posed by both the landfill leachate and landfill gas.

49.Leachate contains significant levels of ammonia and organic matter due to thc ? degradation of the wood, paper etc in the waste. Ammonia is toxic to fish anc invertebrates and the organic matter will cause de-oxygenation of receivinc1 waters. Thus migration of the leachate still poses risks to ground or surface? waters even in the absence of significant contamination with hazardou:j substances. - 50.Rotting organic matter such as wood and paper in the landfill produces landfill gas. The clay cap reduces the amount of air reaching the waste and in conditions of low or absent levels of oxygen, significant levels of methane can be produced. Methane concentrations of 5% in air can be explosive. Methane concentrations of up to 82% have been measured in the landfill gas at Sandford Farm. Landfill gas also contains carbon dioxide which has been measured at up to 45% at Sandford Farm. Methane and carbon dioxide are both colourless and odourless but the presence of minor components in landfill gas, including hydrogen sulphide, gives it an obnoxious and pungent odour.

51 .The proposed remediation strategy is to excavate the landfill waste and to screen and sort it for treatment, and as far as practicable, clean it and reuse it on site. Inert materials such as soils, gravels and clay will be stockpiled for future reuse. The stockpiles will be in long mounds to form bunds to reduce the impacts of noise etc on nearby residents. A limited proportion of the waste will be removed from the site for recycling while the majority of the material will remain on site while it under goes the process necessary to decontaminate it to be returned to the ground and for it then to be used as a platform for the housing development. Some of the organic materials removed from the landfill will be mixed and composted to be used to infill the landscaped areas and as top soil within these locations.

52.As advised the Council has sought advice from its consultant (WSP) about the remediation strategy. It should be noted that both the Environment Agency and Council are likely to be the regulatory bodies to control this and to license the work. It is essential to ensure that the proposed strategy will not have ar unacceptable environmental impact in itself, and that it results in land that is suitable for housing development. Both the Council's consultant and the EA are satisfied in principle with the strategy and raise no objection subject to conditions which are outlined under the remediation application ref: F/2011/1278.

53. Residents have concerns expressed about the impact of the remediation strateg) this upon the environment, upon their health and their residential amenity througf- the remediation stage. The applicant has been in discussion with local resident: and has developed a number of measures to meet environmental requirement: and to attempt to allay residents concerns. Such measures include those tc address noise, air quality, methane, dust, water pollution, subsidence, visua intrusion, pests and vermin, and transport management. These can be controllec by condition, also conditions will also control hours of operation, wheel washing routes for construction vehicles, screening and monitoring. In addition, the proposed strategy includes community liaison through the remediation anc construction phase of the development to identify and resolve any impacts tha local residents may experience.

Highways -Traffic

54.The extant planning permission for the erection of 492 units and a close care community was allowed at appeal in 2008. At the public Inquiry, the lnspecto heard evidence put forward in respect of traffic generation as raised by the loca residents to the development. At this time, the Inspector considered that the impact of the development in traffic generation terms was acceptable subject to 2 number of measures that were secured via a section S106 agreement. Furthe work has since been undertaken by the current applicant in order to update the Traffic Impact Assessment in light of new information available and to address measures to reduce the level of traffic generation resulting from the development by promotion of alternative methods of transport to the private motor vehicle. These are addressed below.

Traffic Modelling

55.The scoping and the methodology for the traffic assessment was approved with the Council prior to submission of the application. In view of the difficulties in utilising the new Wokingham model at that time, a more appropriate traffic modelling approach was accepted and a Traffic Assessment Methodology (TAM) was submitted by the traffic consultant. The reference case model was adjusted to remove the traffic flows relating to the Oracle Scheme which is replaced by the current proposed development.

56.The two extant permissions on the site for office and commercial development (reference Fl200616879 and 9916952410 renewed as VARi200513994) which equate to approximately 2614ms of office development and the impact of the extant outline residential permission were used as base data for the assessment. Despite the reduced impact of the current scheme relative the extant planning permissions for the site, the scoping note to model junctions identified a 5% impact in traffic generation terms that resulted in the following five external junctions being assessed and considered under the traffic modelling.

Mohawk Way IPerimeter Road (Site Access) Mohawk Way ISandford Lane Mohawk Way IThe Bader Way IColemans Moor Road IMiles Way The Bader Way IA329(M) Hurricane Way

57.Additional modelling of the junctions has been carried out using outputs from the WSTM model to demonstrate that the junctions satisfactorily accommodate the 2017 and 2026 scenarios for both morning and evening peak traffic flows. Specific comments regarding the junctions analysed are as follows:

Mohawk Way /Perimeter Road (Site Access) 58.The proposed designs are acceptable and can accommodate the full level oi traffic proposed to pass through the junction for future year scenarios.

Mohawk Way /Sandford Lane 59. For vehicles exiting Sandford Lane, queues are theoretically predicted to grow tc 6 vehicles by the 2026 future year scenario. However, in view of local concerns regarding traffic impact on this rural route, it is accepted that this.route should noi be imoroved to accommodate additional traffic. It is not unlikelv that additiona queues will lead to traffic re-assigning to the other preferred .route along the A329.

Mohawk Way / The Bader Way / Colemans Moor Road/ Miles Way 6O.Traffic modelling indicates that, with the initial layout submitted, delays indicatec on the Colemans Moor Approach were unacceptable. The scheme has been modified (Drawing H2611201Rev refers) which tias addressed the capacity issue, albeit being at the threshold for intervention, with a queue of 3 vehicles in the AM peak occurring by the 2026 scenario. However, this is considered to be acceptable in this instance.

The Bader Way /A329(M) 61.The capacity assessment for this signal controlled junction indicates that, theoretically for the A3290 approach, between the 2010 and the 2026 scenario the degree of saturation improves from 77.9% to 73.1% with queues reducing from 13.3 to 1.I. However, the degree of saturation for the Bader Way approach increases from 78.4% in the 2010 scenario to 79.5% in the 2026 scenario with queues of 3.8 increasing to 4.8. Whilst theoretically there is marginally sufficient capacity within the junction to accommodate the level of predicted traffic, on site observations and anecdotal evidence have identified that queues develop on the Bader Way approach often of considerable length. The traffic consultant has advised that the signal timings may require optimisation. They have been requested to carry out further investigation on this junction to identify the cause of the queuing and also to consider funding an investigation into the possibility of increasing the number and length of approach lanes to provide for a greater capacity for traffic approaching the Bader Way junction to the A329M.

62.The proposal includes the following similar offsite improvements as were required under the earlier consent:

Mohawk Way 1 The Bader Way 1 Colemans Moor Road 1 Miles Way roundabout junction Mohawk Way 1 Perimeter Road (Site Access) roundabout junction A cycle route between these two junctions

63.ln addition the developer has also agreed to provide additional signing at the junction of Sandford Lane. This, together with a lorry routing agreement, is. a replacement for the inspector's requirement to provide physical measures to reinforce the 616 width restriction in Sandford Lane which was subject of recent planning application which was refused by Committee.

64.ln light of the assessment of the impacts and the measures put forward to mitigate these, the Head of Highways is satisfied that the development will not have a significant detrimental impact on the local highway network and on this basis, it is considered that the proposal is acceptable in accordance with Policy CP6 of the Council's Core Strategy. Travel Plan 1 65. In respect of the extant outline planning permission for residential development at the site, the Planning Inspector and Secretary for State both indicated that the provision of public transport links, particularly by bus, is critical to the acceptability of residential development of the site. In view of the importance of bus measures, discussions have been held with the applicant's traffic consultant to progress an additional strategy and a technical note has been submitted. It is understood this has been discussed with the local bus operator (Reading Bus) who are in favour in principal of the proposals. The bus strategy will incorporate: * Hurricane Way as a extended route for the 13 bus service Plan showing bus improvements off site corridors Bus facility improvements shelters crossings etc On site Real Time lnformation

66.The proposal extends the bus route along Hurricane Way and the relocation oi existing bus stops, will allow the proposed development site to fall within the 40C metres recommended walking distance from a bus stop.

67.Bus improvements include off-site including enhanced facilities of bus shelters raised kerbs (for kneeling buses) and reconfigured footway platforms. P proposed signalised pedestrian crossing facility on Mohawk Way is also indicatec on drawing No.H261/202.

68.The submission provided with the earlier outline application, included proposals for hopper buses penetrating the site and a service linking to main line railwa) stations. It is considered that the in addition to peak time hopper buse: supplementing the route to Reading that an additional hopper bus service servinc the site and the Woodley area and which would link to TwyFord Station with it5 enhanced London bound services and shorter travel time, would make this ar attractive and potentially commercial route. An additional detail of a Hopper bus proposal with a Hopper bus internal route penetrating the site is being prepared lnformation to address this will be reported on the update sheet to committee.

69. It is anticipated that the percentage of travellers using bus, as a mode of travel will increase from the 2% based on the current service route available to 5% witt the proposed bus measures. Target mechanisms will be included within the travel plan to ensure that these targets are delivered.

70.A revised Travel Plan in accordance with WBC's new guidance has beer prepared and reviewed and is considered to be acceptable. This will be securec through a Section 106 Agreement. Subject to this, the proposal is considered tt be acceptable in accordance with Policy CP6 of the Core Strategy.

Pedesfrian Access 71. General linkages for pedestrians to other areas shown on the proposed plans art acceptable. Quiet routes without conflict between vehicles and pedestrians art available throughout the scheme primarily through the 'green fingers' of ope1 space. Permeability of the site is acceptable in this respect.

Cycle Access 72.The TA indicates that a 3 metre wide shared footpathlcycle way will be provide1 between the new site access and the reconfigured junction of Mohawk Way /The Bader Way. Following further discussions with the applicant, a revised schemc has been submitted which takes part of the route on the west side of Mohawl Drive through Sandford Park. This is preferred route as it is more continuous an1 eliminates the need to make an unnecessary crossing of Mohawk Way, which i considered to be safer. The new route within the park follows an existing pathwa and appropriate widening, lighting and signing will be provided to ensurl pedestrian safety. This will be secured through a Section 106 agreement. It i recommended that contributions toward general improvement of cycle ways around the area with access to Twyford and Winnersh Triangle stations are sought as part of the offsite S106 contributions.

73.Within the site, it is considered that the general cycle linkages to other areas are acceptable.

74.111 summary, the site is served by pedestrian, cycle, rail and bus networks and subject to additional hopper bus services being provided which penetrate the site and a revised travel plan, the proposal is acceptable.

VehicularAccess to the site and offsite works 75.Vehicular access to the site is from a proposed new roundabout at the junction of Perimeter Road and Mohawk Way. Following discussion with the applicant the scheme has been amended and a revised drawing identifies the currently proposed junction. This design has been reviewed and modelling will be reworked to check that the changes to the alignment and detail of the roundabout have not interfered with the capacity or safety. The results of this will be reported on the update sheet to the committee. The roundabout provides an enhanced route to the site especially for non-motorised users.

76.A Traffic Regulation Order is proposed that will remove vehicular use rights whilst retaining access 'for emergency vehicles only' from Beggars Hill Road.

77. Within the site, the access geometry and road layout are acceptable. The Hopper bus access to the site is presumed to continue to the proposed shop unit. Details of the ,hopper bus route including tracking and bus facilities were not been included with the application. These have been requested however this secured through the S106.

78.Verges adjacent to the carriageway are indicated as only 0.5 metres wide. This will only be acceptable if it is demonstrated from confirmation from the service companies that they do not require to lay services in these areas.

79.There is an emergency access from the western side of the site to Perimete~ Road and this is considered to be to a suitable design and in an appropriate position. . .. Parkinq

80.The application proposes 996 spaces which is a car parking ratio which is greatel than that proposed by the extant outline scheme. The following number o' spaces are proposed:

1 bedroom unit - 1 space per dwelling (14 spaces proposed) 2 bedroom unit - 1.5 spaces per dwelling (272 spaces proposed) 3+ bedroom unit - 2 spaces per dwelling (546 spaces proposed) Visitor spaces - 0.25 spaces per dwelling (1 17 spaces proposed) 10 spaces for visitors to the Country Park 7 spaces for customers of the proposed shop. 81.A detailed parking schedule has been requested which will indicate the number of parking spaces allocated and disabled spaces. The parking provision is anticipated to be in accordance with WBC current standards. This will be provided as part of the committee update.

82. However in general the design, number and distribution of parking within the site are acceptable for the development and country park.

Ecoloav

83.The Ecology Impact Assessment (EIA) has been submitted appended to the Environmental Statement. This states that the layout of the proposed development area comprises the least ecologically valuable (bare, former landfill) . land and provides a number of additional opportunities for habitat creation such as new hedgerows, swales and woodland scrub. Bird and bat boxes and deadwood will also be built into the design of the development.

- 84.The development works have been located to exclude adjacent wet woodland areas, hedgerows, mature trees and permanently wet ditches on the site. The proposal seeks to retain and enhance the Country park that lies to the east of the proposed housing site. The landscape buffer (25m-75m) retained adjacent to watercourses will provide habitat. Fencing, paths, boardwalks and bird hides will be provided in the Country Parks to minimise disturbance to ecologically sensitive areas of the site, whilst providing recreational access.

85.The Arboricultural Impact Assessment (AIA) demonstrates that the majority of trees to be removed as part of the development will be of BS Category C rating, generally small in size and of either naturally regenerated or planted stock. The loss of any category B trees will be mitigated by new planting.

86.A variety of mitigation measures will be employed during construction to rninimise any negative effects upon species which use the site at present. These are detailed within the enclosed Ecological Impact Assessment Baseline Ecological Survey and can be controlled by condition.

87.The Council's Ecologist and the Environment Agency have reviewed the impact assessment and are of the opinion that taken together with the proposed mitigation measures, the proposal is acceptable and will not have a significant detrimental impact upon important ecological, landscape or water courses, flora and fauna subject to conditions.

Flooding and Drainage

88.The residential development area of the site falls within Flood Zone 1 (low risk). A very narrow strip along the eastern boundary of the residential development area falls within Flood Zone 3 (high risk), whilst a larger area in the eastern portion of the site (part of the Country Park) falls within Flood Zone 2 (medium risk). However, both of these areas fall outside the proposed residential developmeni area.

89.A Flood Risk Assessment (FRA) has been submitted to support the application and identifies that the likelihood of significant flood risk on the site is considered to be low. Notwithstanding, a number of flood mitigation measures have been proposed to ensure that the proposal does not increase the risk of flooding within the site or elsewhere. These include the provision of:

Floodplain compensation - Opportunities for floodplain storage along the northeast and lower eastern boundary of the site and within the country park Sustainable Urban Drainage System ("SUDS) measures during and post construction All finished floor levels will not be less than 600mm above the relevant 1 in 100 year plus climate change flood level New overland drainage provision

9O.The Environment Agency (EA) originally raised concerns about the proposal but subject to the receipt of further information, has withdrawn any objection on flooding grounds. It is considered that the proposal avoids increasing the risk of flooding in line with Core Strategy policy CPI and the incorporation of SUDS to further reduce the risk of flooding on the site is compliant with PPS25.

Affordable housing

91.Core Strategy Policy CP 5 requires a minimum 30% of dwelling units to be affordable as part of development proposals for previously developed land in major development locations (Woodley) subject to viability. The previous outline application was determined when the relevant policy was Policy WH12 of the Local Plan which required 26% of the total number of units to be provided on-site as affordable housing. The applicant has submitted viability information to demonstrate that the provision of 30% on site affordable housing would make the development unviable as a result of the extraordinary costs associated with the decontamination of the site. The Council's consultant has reviewed this information and has concluded that the offer of 26% on site broken down intc 53% social rented and 47% shared ownership is acceptable.

92.ln accordance with the Council's adopted Supplementary Planning Advice Provision of Affordable Housing, all of the affordable units should be built tc Housing Corporation Scheme Development Standards and be transferred to 2 preferred Registered Social Landlord nominated by the Council for a price thti will enable the RSL to deliver the affordable housing without the need for public subsidy. The affordable homes should also include units that which are wheelchair accessible and be built to Lifetime Homes Standards.

93. The affordable housing units will be phased throughout the development and wil be made up of the following mix of units:

3 x Ibedroom apartments; 63 x 2 bedroom apartments; 21 x 2 bedroom houses; 20 x 3 bedroom houses; 15 x 4 bedroom houses

94.The Council's Housing Strategy Officer has reviewed the information and subjec to suitable clauses within the S106 agreement to secure the affordable units an( the mix, the proposal is considered acceptable in accordance with Policy CP6 of the Core Strategy. On this basis, the proposal for 122 affordable units is considered acceptable.

Sustainable Desiqn and Construction

95.All new residential developments are expected to meet Code Level 3 for Sustainable Homes and achieve 10% reduction in C02 emissions. The applicant has submitted a Sustainability and Energy Report in support of the application identifies the measures which will be adopted to ensure that the design and the development of the application proposal are sustainable. These include:

The use of sustainably sourced materials including all site timber; A SUDS to reduce and delay the flow of rainwater into public sewers and nearby watercourses; High levels of water efficiency through the use of eco-sanitary ware and flow restrictors; Ecological measures identified above; During construction, best practice policies in relation to dust, water and fume leakage from the site; A Site Waste Management Plan ("SWMP") to minimise waste and maximise recycling during construction.

96. In addition to the above sustainability measures, the following renewable energy initiatives will be employed to ensure that the proposed development achieves a high level of energy efficiency and a 10% contribution to the development's calculated energy demands, in line with SEP policy NRMII, Core Strategy policies CP1 and CP3 and the provisions of the WBC Sustainable Design and Construction SPD:

Installation of renewable energy technologies to help the proposed dwellings; to achieve Code For Sustainable Homes Level 3; Provision of solar thermal panels and photovoltaic panels to offset 10% of the development's energy usage; Enhanced fabric efficiency measures to help achieve long term energy efficiency.

97. It is considered that the proposal has demonstrated a willingness to contribute to energy generation from renewable or low carbon sources in line with the NPPF and the Council's Sustainable Design and Construction SPD, and Core Strategy Policies CP1 and CP3. A condition is recommended to ensure the development is constructed in compliance with the applicant's sustainability and energy report. Environmental Impact Assessment 1 98.lt is considered that the impact of the development in environmental terms will not be significant for the avoidance and mitigation measures set out in the EIA. These will be controlled by conditions on the planning permission for the development and within the S106 agreement. Planninq Obligation requirements

99.Policy CP4 of the adopted Core Strategy advises that planning permission will not be granted unless appropriate arrangements for .the improvement or provision of infrastructure, services, community and other facilities required to mitigate against the impact are of the development agreed.

100. Any planning obligations for improvements to infrastructure, services and community facilities will be assessed in accordance with Circular 05/05 Planning Obligations (and the Community Infrastructure Levy) to ensure that they accord with the tests:

a) Necessary to make the proposed development acceptable in planning terms; b) Directly related to the proposed development; and c) Fairly and reasonably related in scale and kind to the proposed development.

101. The number of proposed houses on the site has been reduced 24 units over the extant scheme and it is noted that the site has a large abnormal cost associated with the remediation of the site and the provision of a country park.

102. The applicant has provided a financial appraisal which demonstrates that the site is unable to provide a 30% affordable housing due to viability issues. Officers have assessed the proposals in terms of viability and the findings are found to be robust. The assessment has also determined what infrastructure, facilities and services would be required to mitigate the impacts of the development and to enhance the local area. On this basis the Council has agreed the following contributions are required towards:

Education - Primary School and SEN

Highways - Off site highway works (To be carried out prior to commencement of development by S278 works)

Mohwak Way, Perimeter Road (site access) junction; Mohawk Way, Bader Way, Colemans Moor Road, Miles Way junction; Signage of width restriction along Sandford Lane; Pedestrian cycle way between the site and Bader Way; To secure a lorry routing agreement for the construction traffic.

Contributions to local highway network;

Provision of Country Park (25.73 hectares of land to be delivered and managed by a Management Company or transferred to the Council);

Libraries;

Shop - Provision of suitable marketing strategy; I ~ Ground Conditions and Phasing Affordable Housing; - Local Labour; - Travel Plan; Public Transport improvements;

Sport and recreation;

Legal and Monitoring fees.

103. It is recommended that planning permission should be granted subject to the prior completion of a legal agreement to secure these financial contributions.

CONCLUSION The Local Planning Authoritv has considered the particular circumstances of the application against relevant pianning policy set out within the adopted Core Strategy, saved policies in the Council's Local Plan and Supplementary Planning Documents. The Local planning Authority has further had regard to the national Planning Policy Guidance Statements and Documents, and all other material considerations.

The proposed development, which is revised scheme to the 2008 extant permission, subject to adequate remediation, flood mitigation and highway works is considered to be appropriate in terms of location and scale.

The proposal would not result in significant harm to the amenities of neighbouring local residents or the character or visual amenities of area in general.

The development would not result in significant harm to the local landscape, biodiversity or ecology and would provide enhanced facilities in the form of a country park.

The proposed package of infrastructure, facilities and service enhancements are appropriate to mitigate the impacts of the development.

As the principle of residential development in this location has already been established and on the condition that the remediation proposed is acceptable, the proposal development is considered acceptable subject to additional information and details to be approved.

I I

CONTACT DETAILS Service Telephone Ernail Development 01 18 974 6428 16429 [email protected] Control