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Land North of Church Lane, Three Mile Cross

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Land North of Church Lane, Three Mile Cross Land North of Church Lane, Three Mile Cross Planning Statement accompanying Reserved Matters Application October 2016 Land North of Church Lane, Three Mile Cross Planning Statement accompanying Reserved Matters Application Prepared on behalf of Taylor Wimpey Project Ref: 24931/P1/A5/NMS Status: FINAL Issue/Rev: P1 Date: 11th October 2016 Prepared by: Nina Sharp Checked by: Nick Paterson-Neild Authorised by: Nick Paterson-Neild The Blade, Abbey Square, Reading Berkshire RG1 3BE Tel: 0118 943 0000 Ref: 24931/P1/A5/NMS/NPN/dw Fax: 0118 943 0001 Email: [email protected] Date: 11th October 2016 COPYRIGHT The contents of this document must not be copied or reproduced in whole or in part without the written consent of the Barton Willmore LLP. All Barton Willmore stationery is produced using recycled or FSC paper and vegetable oil based inks. CONTENTS Page 1. Introduction 1 2. Site Location 3 3. The Development Proposals 4 4. Planning Context 6 5. Conclusions 10 Land North of Church Lane, Three Mile Cross Introduction 1.0 INTRODUCTION 1.1 Barton Willmore LLP is instructed by Taylor Wimpey to prepare and submit the Reserved Matters application for 175 unit residential scheme at Three Mile Cross, Spencers Wood. The proposed development is located within the South of the M4 Strategic Development Location (SDL) as identified within the Wokingham Borough Core Strategy and within an area identified within the South East Plan as be appropriate for the development of around 2,500 houses to serve the needs of Greater Reading. The description of development is as below: Reserved Matters application for 175 dwellings including internal access roads, garages, parking spaces, open space, Allotments, Multi- Use Games Area (MUGA) and Locally Equipped Area of Play (LEAP) 1.2 A Hybrid planning permission for the residential development on land north east of Spencers Wood and east of Three Mile Cross was granted on 22nd July 2014 by Wokingham Borough Council (WBC). The Hybrid Planning permission consisted of an outline consent for up to 900 dwellings, up to a three form of entry primary school, public open space, access and landscape (means of access into the site to be considered) and part in full in respect to Suitable Alternative Natural Greenspace (SANG), following demolition of existing dwelling and ancillary buildings including greenhouses, sheds, stables and garage (214a Hyde End Road) and a full planning application in relation to the first 276 dwellings with associated access, landscaping and open space following demolition of existing dwelling and ancillary buildings (214a Hyde End Road). 1.3 Pre-application meetings were held with Planning Officers from September to December 2015 focussing first on the layout and then the character areas as per the Design Code. 1.4 Land North of Church Lane, Three Mile Cross is considered Phase 2 of the wider approved masterplan for Three Mile Cross and Spencers Wood, part of a collective of strategic development proposals for the south of M4 development area. Structure of Planning Statement 1.5 This brief Planning Statement seeks to explain the proposals contained in the Reserved Matters application 1.6 Section 2.0 of this Statement (Site Location) explains the existing planning permission and the related documents which define the contents of this Reserved Matters application. 24931/P1/A5/NMS/NPN/dw Page 1 October 2016 Land North of Church Lane, Three Mile Cross Introduction 1.7 Section 3.0 of this Statement (Development Proposals) briefly describes the description of the proposal in the wider context of the outline consent 1.8 Section 4.0 of this Statement (Policy Context) provides details of the proposals compliance to national and local planning policy. 1.9 Section 5.0 sets out the conclusions of this Statement. 24931/P1/A5/NMS/NPN/dw Page 2 October 2016 Land North of Church Lane, Three Mile Cross Site Location 2.0 SITE LOCATION 2.1 The location Land North of Church Lane, Three Mile Cross. The application site is bounded by Church Lane to the south in part and existing residential development (which fronts Basingstoke Road), west is predominantly residential with the exception of the Bowling Green. Further south and southeast is May’s Farm SANG and imminently the Ridge SANG. The north abuts the Wokingham/Reading Boroughs administrative boundaries and situated immediately north (but within the Reading Borough Councils boundary) is an implemented permission (Reading Borough Council reference 130359) for a foul water pumping station. This application has recently been amended and approved by Reading Borough Council Planning under application reference 160191. Immediately north is also Junction 11 of the M4. East of the application boundary is the Thatch situated adjacent to Church Lane and further east is Shinfield Court. 24931/P1/A5/NMS/NPN/dw Page 3 October 2016 Land North of Church Lane, Three Mile Cross The Development Proposals 3.0 THE DEVELOPMENT PROPOSALS 3.1 This Statement supports the Reserved Matters application for Land North of Church Lane, Three Mile Cross for 175 dwellings including internal access roads, garages, parking spaces, open space, Allotments, Multi-Use Games Area (MUGA) and Locally Equipped Area of Play (LEAP). 3.2 The housing comprises a range of house types at an overall density for the phase of 38.2 dwellings per hectare (gross residential) a relatively medium density which is appropriate for this parcel which reflect the core principles that are established in the locality including linear nature, consistent building line nature, with detached and semi-detached the predominant typology in a mix of two and two-and-a-half storey and three storey dwellings, providing the following mix: 15 x 1-bedroom flats; 26 x 2-bedroom flats; 2 x 1-bedroom coach house; 7 x 2-bedroom coach house; 17 x 2-bedroom houses; 67 x 3-bedroom houses; 24 x 4 bedroom houses; and, 17 x 5 bedroom houses. 3.3 Included within the scheme are 15 affordable dwellings (6 two bedroom flats; 5 two bedroom dwellings and 4 three bedroom dwellings), consistent with the requirements of the S106 agreement. 3.4 In addition to the Reserved Matters that are two additional applications which relate to access to the proposal from Church Lane. One application seeks to apply for a private driveway vehicular access only off of Church Lane which would serve two plots (plots 277 and 278). The rationale behind this application it that is falls outside the original Outline Permission parameters. The second application relates to a temporary access off Church Lane. The description of the proposal is as detailed below: Proposed vehicular private driveway access off Church Lane to serve residential development on Land North of Church Lane 24931/P1/A5/NMS/NPN/dw Page 4 October 2016 Land North of Church Lane, Three Mile Cross The Development Proposals 3.5 The second application relating to access is for a temporary access that would facilitate the immediate access of the Marketing Suite (upon completion) and to ensure that members of the public are not mixing with construction traffic. This application would be for the duration of three years upon commencement of construction. The description of the development is a detailed below: Proposed temporary vehicular access off Church Lane to provide access to Marketing Suite for a period of three years upon commencement of construction. 3.6 Both access applications are being submitted concurrently with the main Reserved Matters application and all three applications should be determined as a collective. 24931/P1/A5/NMS/NPN/dw Page 5 October 2016 Land North of Church Lane, Three Mile Cross Planning Context 4.0 PLANNING CONTEXT 4.1 Land North of Church Lane, Three Mile Cross forms part of the South of M4 Strategic Development Location, allocated under Policy CP19 of the adopted Wokingham Borough Core Strategy, 2010. The policies of the Core Strategy were subsequently supplemented by the South of M4 Strategic Development Location Supplementary Planning Document, October 2011 (“the SPD”). 4.2 A Hybrid planning permission for the residential development on land north east of Spencers Wood and east of Three Mile Cross on 22nd July 2014 by Wokingham Borough Council (WBC). The Hybrid Planning permission consisted of an outline consent for up to 900 dwellings, up to a three form of entry primary school, public open space, access and landscape (means of access into the site to be considered) and part in full in respect to Suitable Alternative Natural Greenspace (SANG), following demolition of existing dwelling and ancillary buildings including greenhouses, sheds, stables and garage (214a Hyde End Road) and a full planning application in relation to the first 276 dwellings with associated access, landscaping and open space following demolition of existing dwelling and ancillary buildings (214a Hyde End Road). 4.3 The principle of development at Spencers Wood and Three Mile Cross is therefore established as a result of the Core Strategy allocation, the guidance of the SPD and through the grant of planning permission. However, before any building work can take place on each phase it is necessary to secure approval in writing of details of the layout, scale and external appearance of the buildings and the landscaping for each phase of the development. 4.4 An Environmental Impact Assessment Screening Opinion was formally submitted to Wokingham Borough Council in October 2015. Wokingham Borough Council assessed the application in accordance with the Town and Country Planning (Environmental Impact Assessment) Regulations 2011 – the EIA Regulations that the proposal did not constitute as EIA development. The Screening Opinion application reference is 153064 and was determined on 18th November 2015. 4.5 A number of conditions of the outline planning permission seek to ensure certain information and documents are submitted with the planning application.
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