COMMITTEE REPORT BY THE DIRECTOR OF ENVIRONMENT AND NEIGHBOURHOOD SERVICES READING BOROUGH COUNCIL ITEM NO. 19 PLANNING APPLICATIONS COMMITTEE: 6th December 2017

Ward: Whitley App No.: 171568 Address: Worton Grange, Imperial Way. Proposal: Erection of a car showroom building and a car valet building (sui-generis), with associated car parking and landscaping works. Applicant: Kier Reading LLP. Date valid: 13th September 2017 Major Application: 13-week target decision date: 13th December 2017 26-Week date: 14th March 2018 Case Officer: Ralph Chakadya

RECOMMENDATION Grant subject to conditions

CONDITIONS TO INCLUDE: 1. Time limit 2. Approved Plans 3. Materials 4. Employment Skills and Training Plan – Construction Phase 5. Access prior to occupation (roundabout and signalised junction). 6. Roads provision before occupation 7. Visibility splays before occupation 8. Access closure with reinstatement 9. Footway provision before occupation 10. Pedestrian crossing before occupation 11. Construction Management Statement 12. Parking provision before occupation 13. Car Park/Delivery Management Plan 14. Bicycle storage 15. Commercial Travel Plan 16. Commercial Travel Plan Annual Review 17. Pre-commencement submission of implementation, maintenance and management plans for SUDs 18. Development in accordance with approved SUDs. 19. Pre-commencement submission of Control of noise and dust details 20. Noise assessment mechanical equipment– to be submitted 21. Hard and soft Landscaping – prior to completion 22. Hard and soft landscaping implementation 23. Landscaping replacement for 5 years. 24. External lighting plan 25. Hours of working – construction and demolition phase (08:00hrs – 18:00hrs Mon-Fri and 09:00hrs – 13:00hrs Sat – No working on Sundays and Bank Holidays). 26. Opening hours 27. Bone fires 28. No piling without the written consent of the LPA. 29. Waste Management Plan

INFORMATIVES TO INCLUDE 1. Terms and conditions. 2. Damage to highway – Section 59 of the . 3. Works affecting the highway. 4. Thames Water main crosses the site. 5. Thames Water pressure. 6. All sewage or trade effluent disposal requires separate approval of Thames Water. 7. Best practices measures to keep noise levels down; including ‘white noise’ reversing alarms and the turning off of HGV engines when not in use. 8. Positive and pro-active.

1 SITE DESCRIPTION 1.1 The application site outlined in red below is part of the wider Worton Grange site previously occupied by Hewlett Packard that was recently granted planning permission (151944) for a new commercial development as a part of a mixed use scheme that includes residential development.

Location plan (not to scale) 1.2 The application site is located in the northern corner of the commercial part of the original consent, adjacent to Imperial Way.

2 PROPOSAL 2.1 Permission is sought for the erection of a 1,271.11 sqm (GIA) building (including a mezzanine with ancillary office space and staffroom area) for use as a car showroom (sui- generis), a 125 sqm (GIA) single storey car valet building, associated car parking (107 spaces) and landscaping.

2.2 As highlighted in the introduction above, permission was granted for a mixed use scheme on the wider site to establish three large format retail units, a hotel, a pub/restaurant, coffee shop, bank, 12 trade counter units and two car showrooms. The applicant now wants to build the car showroom 1 with a different layout so has chosen to submit a standalone application rather than apply for a variation to the larger planning permission. Procedurally, this is acceptable.

2.3 Car showroom building: • Building with a rectangular plan form 7.40m in height (to parapet); and • External elevations comprising of a mixture of vertically laid composite insulated metal cladding panels (Silver - RAL 9006), white render, and powder coated aluminium framed curtain wall system (Silver - RAL 9006.

2.4 Car valet building: • Three bay building (with open valet area) 4.5m in height located to the south-east of the site; and • External elevations comprising of a mixture of vertically laid composite insulated metal cladding panels (Silver - RAL 9006), outward opening solid metal doors (Silver – RAL 9006) and vertically opening metal doors (Silver – RAL 9006).

2.5 The main changes are to the site layout include: • Service yard area included to the north east of the building; • 107 car parking spaces consisting of a mixture of staff, customer and display (internal and external) spaces • Cycle parking relocated to the north of the car showroom building; • Bin store added to the north east of the car showroom building; and • 3.2m high x 15m long ‘feature wall’ to the north east side car showroom building.

2.6 The site will be accessed from the new spine road (connecting Basingstoke Road and Imperial Way) which is currently being constructed in accordance with the Section 278 works agreed under the original consent.

3 RELEVANT PLANNING HISTORY 3.1 162257 - Application for the Erection of a 557 sq. m Building for use within Class A1/ A2/ A3/A5 and Associated Parking and Landscaping Works. Granted 03/03/2017

3.2 151944 - A Hybrid application seeking outline planning permission for the development of up to 175 new homes, including affordable housing(with all matters reserved apart from access), and full planning permission for the development of 12 commercial units in flexible use within Classes B1(c),B2 and B8,two car showrooms with MOT and servicing(Sui Generis), three retail warehouse units (Class A1),120 bed hotel (Class C1),pub with restaurant facility (Class A4),coffee shop (Class A1), restaurant (Class A3), and bank (Class A2). New vehicular access from Basingstoke Road and Imperial Way. Bus stop facilities, hard and soft landscaping and other ancillary development. Granted 14/04/2017

3.3 06/00999/CLE- Certificate of Lawfulness for Existing Use as B1 offices with ancillary storage, distribution and vehicular parking. APPROVED 12/10/06.

3.4 07/01227/SCR and 07/01264/SCO - Request for a Screening and Scoping Opinions on a mixed use redevelopment comprising office and retail uses in towers (up to 40 storeys) and blocks (up to 7 storeys) with 140,000 sq m floorspace, housing with up to 90,000 sq m floorspace, community uses, mixed use buildings (including a hotel), new access arrangements from Basingstoke Road and Imperial Way, MRT and other public transport facilities, on-site energy generation and waste management facilities, open space and landscaping. ES required on any subsequent application (ES parameters defined in scoping opinion) 29/10/07

3.5 08/00699/SCR - Request for a Screening Opinion for the erection of two buildings (42,000m2) to be used for warehousing and distribution (B8) purposes together with 225 car parking spaces, 50 lorry parking spaces and associated landscaping.ES not required (07/10/08)

3.6 10/00264/SCR -Request for Screening Opinion mixed-use redevelopment including 150-300 homes, 7,000sq m retail, community uses, new access/egress, MRT/bus link, on-site energy generation, car parking and landscaping.ES not required (18/03/10)

3.7 10/01784/OUT-Outline application for redevelopment for two warehouse buildings (Class B8) with ancillary office, comprising 39,664m2 floorspace (GEA), car, lorry, motorcycle and cycle parking, landscaping and associated works (access, layout and scale only).Approved Subject To s106 (24/02/11)

3.8 131527/OUT -Outline application (with Landscaping and Appearance matters reserved) for the erection of two warehouse buildings (Use Class B8) with ancillary office accommodation, comprising a total of 39,664sqm floorspace (GEA), car, lorry, motorcycle and cycle parking, landscaping and associated works. Approved subject to s106 (24/02/2014)

3.9 151680 - Screening opinion for proposed redevelopment of Worton Grange, Imperial Way, for mixed use development comprising retail, a hotel, other commercial uses and residential. ES not required 4/11/2015

3.10 In addition to the above applications, there has been a number of applications for non- material changes and discharge of conditions in connection with permission 151944.

4 CONSULTATIONS 4.1 RBC Natural Environment – Following submission of revised plans showing more planting, no objection is raised subject to landscaping conditions.

4.2 RBC Environmental Health – no objection subject to conditions

4.3 RBC Transport – No objection subject to conditions.

Public consultation 4.4 No letters were received from consulted neighbours

5 RELEVANT PLANNING POLICY AND GUIDANCE 5.1 Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires that proposals be determined in accordance with the unless material considerations indicate otherwise. Material considerations include relevant policies in the National Planning Policy framework (NPPF) - among them the 'presumption in favour of sustainable development'.

Accordingly this application has been assessed against the following policies: • National planning policy guidance • National Planning Policy Framework

Reading Borough Local Development Framework , (adopted 2008 revised 2015) • Policy CS1 (Sustainable Construction and Design) • Policy CS2 (Waste Minimisation) • Policy CS4 (Accessibility and the Intensity of Development) • Policy CS5 (Inclusive Access) • Policy CS7 (Design and the Public Realm) • Policy CS9 (Infrastructure, Services, Resources and Amenities) • Policy CS20 (Implementation of the Reading Transport Strategy) • Policy CS22 (Transport Assessments) • Policy CS24 (Car/Cycle Parking) • Policy CS34 (Pollution and Water Resources) • Policy CS36 (Biodiversity and Geology) • Policy CS38 (Trees, Hedges and Woodlands)

Sites and Detailed Policies Document, (SDPD) (Adopted 2012 revised 2015) • Policy SD1 (Presumption in Favour of Sustainable Development) • Policy DM3 (Infrastructure Planning) • Policy DM12 (Access, Traffic and Highway-Related Matters) • Policy DM18 (Tree Planting) • Policy DM19 (Air Quality) • Policy SA2a (South Reading Strategic Development Sites – Worton Grange)

Other relevant local planning documents: • Revised Supplementary Planning Document (SPD) on Planning Obligation under s106 (April 2015); • Employment Skills and Training SPD (April 2013) • Revised Parking Standards and Design SPD (Oct 2011), and • Sustainable Design and Construction SPD (July 2011). 6 APPRAISAL • Principle of the development • Design and Appearance • Transport Issues • Landscaping • Amenity • Conditions and S106 obligation • Other Considerations

Principle of development 6.1 The principle of the development of a car showroom on this site has already been considered acceptable in terms of the granted permission 151944 for a mixed use scheme on the wider site, with the redevelopment of the site complying with the relevant site specific policy SA2a of the Sites and Detailed Policies Document (SDPD) 2012 and is supported by the NPPF.

Design and Appearance 6.2 The size and scale of the building is not materially different from the approved building (Car showroom 1 - permission 151944 for the wider site). The alterations to the internal layout of the building, elevational treatment and fenestration are commensurate with the approved scheme 151944 and therefore considered acceptable. Whilst signage is shown on the proposed elevation plans, this is for indicative purposes only and the actual signage would be subject to a separate advertisement consent application.

6.3 The proposed car valet building (maximum 4.5m height located to the south-east of the site with silver metal cladding panels matching the main car showroom building) is considered to be of an acceptable size, scale and appearance. The car valet building would not be detrimental to the appearance of the approved wider development on the site and the character of the area.

Transport issues Parking & Access 6.4 The Council’s Transport Officer has assessed the submitted transport details and concluded that the car parking associated with the development complies with the Council’s Policy and is therefore deemed acceptable. The cycle parking previously agreed is to be relocated to what has been agreed as an acceptable location and the cycle parking facility is to be retained by a recommended planning condition. A tracking diagram has been submitted that allows for a car transporter to enter and exit the site in forward gear.

Landscaping 6.5 Following initial concerns raised by the Council’s Natural Environment Officer regarding the amount of soft landscaping proposed, revised plans with further clarification was submitted showing increased tree planting and elimination of signage flag posts that has been assessed and considered acceptable. Subject to compliance with appropriate landscaping conditions the proposal is considered acceptable.

Amenity 6.6 The Council’s Environmental Health Officer has assessed the proposal and recommended appropriate conditions regarding the control of noise from mechanical plant, control of dust, noise and working times during construction period. With such conditions in place the proposed development is considered acceptable in planning terms.

Conditions and S106 obligations 6.7 As highlighted within the proposals section above, the proposal will be implemented as part of the overall development of the wider site approved under permission 151944. Section 72(1) (a) of the Town and Country Planning Act 1990 confirms that Grampian planning conditions are permitted on land within an applicant’s ownership, even when they are outside the red line area. Section 72 of the Act 1(a) confirms that such conditions can be used:

‘for regulating the development or use of any land under the control of the applicant (whether or not it is land in respect of which the application was made) or requiring the carrying out of works on any such land, so far as appears to the to be expedient for the purposes of or in connection with the development authorised by the permission’.

6.8 To ensure the delivery of the proposed building as part of the already approved wider development, it is considered reasonable and justified to impose Grampian conditions linked to the development of the wider site (permission 151944). These conditions require mainly the highway works for the approved scheme (151944) to be completed before the new car showroom is occupied. These conditions include ‘access provision to the wider development in terms of roundabout and signalised junction, roads and visibility splays, and construction method statement’. In the manner proposed, the conditions pass the relevant tests of the National Planning Policy Framework.

6.9 There is no separate or supplementary S.106 Legal Agreement associated with the current proposal. The recommended Grampian conditions would ensure that the obligations of the agreed S106 in terms of permission 151944 for the wider site are satisfied prior to the occupation of the Car Showroom, the building that is subject to this current application.

6.10 Part 4(6, 8, 10 and 12) Schedule 3 of the Section 106 for the wider site set out the requirements of the Employment Skills Plan (ESP), as well as securing submission and approval prior to commencement and monitoring via half yearly updates thereafter. The ESP comprises the Construction Phase and the End User Phases. Payment of the ESP End User Contribution is secured under Part 2(3) of the agreed S106 and payable before occupation of the commercial phase. The payment for the ESP End User Contribution for the wider site that has already been made to allow for occupation of one of the commercial buildings on-site. Therefore no further financial contribution would be required in connection with the current proposal as the developer has already met the requirements of that obligation which relates to the entire commercial phase.

6.11 However, the standalone permission would need to secure the submission of an ESP as provided for under Part 4(6, 8, 10 and 12) Schedule 3 of the Section 106 for the wider site. The Planning Practice Guidance ‘Use of Planning Conditions’ states at paragraph 011 that:

“It may be possible to overcome a planning objection to a development proposal equally well by imposing a condition on the planning permission or by entering into a planning obligation under section 106 of the Town and Country Planning Act 1990. In such cases the local planning authority should use a condition rather than seeking to deal with the matter by means of a planning obligation.”

6.12 In light of the Planning Practice Guidance and the fact that there is not a financial contribution required, it is considered appropriate to secure the ESP under a Planning Condition rather than as an obligation in a Section 106.

Equality 6.13 In determining this application the Council is required to have regard to its obligations under the Equality Act 2010. The key equalities protected characteristics include age, disability, gender, gender reassignment, marriage and civil partnership, pregnancy and maternity, race, religion or belief, sexual orientation. It is considered that there is no indication or evidence (including from consultation on the current applications) that the protected groups have or will have different needs, experiences, issues and priorities in relation to this particular planning application. In terms of the key equalities protected characteristics it is considered there would be no significant adverse impacts as a result of the development.

7 CONCLUSION 7.1 The proposed car showroom and valet building is considered to comply with the relevant Development Plan Policies as assessed above. It is therefore recommended that approval be granted, subject to suitable conditions.

Case Officer: Ralph Chakadya

Plans

Site and floor plan (not to scale)

Floor plans (not to scale)

Roof plan (not to scale)

Section plans (not to scale)

Valet building plans (not to scale)