Planning, Design and Access Statement

August 2019 | JB/MMD | P19-0812PL

PLANNING, DESIGN AND ACCESS STATEMENT

LAND AT CHAPEL GREEN HOUSE, CHAPEL GREEN, WOKINGHAM, RG40 3ER

ON BEHALF OF RISELEY HERITAGE HOMES

TOWN & COUNTRY PLANNING ACT 1990 (AS AMENDED) PLANNING AND COMPULSORY PURCHASE ACT 2004

Prepared by: Jim Bailey

Pegasus Group

©Copyright Pegasus Planning Group Limited 2011. The contents of this document must not be copied or reproduced in whole or in part without the written consent of Pegasus Planning Group Limited

Riseley Heritage Homes Chapel Green House, Chapel Green, Wokingham Planning Design and Access Statement

CONTENTS: Page No:

1. INTRODUCTION 1 2. SITE DESCRIPTION 2 3. PROPOSAL 3 4. ASSESSMENT AGAINST RELEVANT PLANNING POLICIES AND MATERIAL CONSIDERATIONS 4 5. CONCLUSION 18

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Riseley Heritage Homes Chapel Green House, Chapel Green, Wokingham Planning Design and Access Statement

1. INTRODUCTION

1.1 This planning statement has been prepared on behalf of Riseley Heritage Homes in in support of a full planning application for residential development at Land at Chapel Green House, Chapel Green, Wokingham, RG40 3ER.

1.2 The application seeks consent for the demolition of existing buildings with equestrian use and an old barn and erection of 2 x 2 bed bungalows.

1.3 The application site for the proposal is shown edged in red on the Site Location Plan and is approximately 0.36 hectares in size.

1.4 A previous application (173607) was submitted which proposed the erection of 4no dwellings (2 semi-detached bungalows and 2 detached dwellings) and was rejected due to the impact on the character and appearance of the rural area, harm to listed building, sustainability and relationship to South Wokingham SDL.

1.5 This statement will introduce the site location, description and the proposed development and will then consider the proposal in the context of local and national policy, in order to assist the Officers’ consideration of the proposed development. Please note that a Statement of community involvement will not be included with the proposal.

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Riseley Heritage Homes Chapel Green House, Chapel Green, Wokingham Planning Design and Access Statement

2. SITE DESCRIPTION

2.1 The site is located towards the end of Chapel Green, which is an access road leading from Luckley Road. The site is on the northern side of Chapel Green.

2.2 The site lies within the South Wokingham Strategic Development Location and is just South of a Major Development location.

2.3 To the east of the proposed site at the end of the road are a pair of two storey semi-detached houses. To the South of the site are a number of other residential properties with associated outbuildings.

2.4 To the South East of the proposed development there are 3 listed buildings which include the Henry Lucas Hospital and attached water pumps, the outbuildings at Lucas hospital and the garden wall at Lucas hospital.

2.5 The site currently consists of a dwelling, its associated outbuildings and gardens, a barn and a number of buildings associated with equestrian use.

2.6 There is a public right of way leading north from the site which provides good access to the nearby Tesco superstore and other means of transport.

2.7 The site lies within walking distance of Luckley Road bus stop which is serviced by Courtney buses, runs every 2 hours and stops at Wokingham. The closest train station is Wokingham Station which is serviced by Great Western Railway and South Western Railway.

2.8 There are various schools within walking distance such as Evendons Primary School, Luckley House School and Ludgrove School. The nearest shop is a Tesco Superstore which is 0.9mile drive

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Riseley Heritage Homes Chapel Green House, Chapel Green, Wokingham Planning Design and Access Statement

3. PROPOSAL

3.1 The proposed development will see the demolition of a number of existing buildings which include the barn and stables and erection of 2x2 bed bungalows with associated works. The existing residential dwelling, Chapel Green House, will be retained.

3.2 Both bungalows will be provided with 2 parking spaces. There will be remaining space on the driveway for one unallocated/visitor parking space, resulting in 6 parking spaces overall.

3.3 The proposed bungalows will provide a more pleasing aesthetic compared to the existing single storey equestrian buildings.

3.4 The new bungalows will share the existing access with Chapel Green House.

3.5 The proposed dwellings will feature red brick and dark timber boarding with plain tile roofs and exposed rafter feet. The windows will be casement style with simple glazing bars and dark frames.

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Riseley Heritage Homes Chapel Green House, Chapel Green, Wokingham Planning Design and Access Statement

4. ASSESSMENT AGAINST RELEVANT PLANNING POLICIES AND MATERIAL CONSIDERATIONS

4.1 The proposal needs to be assessed against relevant policies from the Development Plan for the Borough. The Development Plan consists of Wokingham Borough Council’s Core Strategy (CS) and Managing Development Delivery Local Plan (MDD). The Borough Design Guide (BDG) is a material consideration.

Principle of development

4.2 The National Planning Policy Framework (NPPF) contains an underlying presumption in favour of sustainable development, which is carried through to the development plan. Policy CC01 of the MDD states that planning applications that accord with development plan policies will be approved without delay.

4.3 In the recent appeal decision, the inspector found that the site was not a suitable location for development, because the proposal, for 4 dwellings, contravened CS policy CP3 regarding inappropriate layout and character and policy CP11 concerning excessive encroachment away from the original buildings. In this case, as will be explained below, the proposal, now for just 2 bungalows, will comply with CS policies CP3 and CP11, thus ensuring that it is an acceptable development in principle.

Sustainability

4.4 The relevant policies for sustainability are CP1 and CP6 of the Core Strategy which require development be sustainable in terms of achieving zero carbon developments with a reduction in the need for travel and the promotion of sustainable transport. Also, policy CP11 which allows development within the countryside where it is sustainable.

4.5 Whilst the site is surrounded on all sides by buildings, it is located just outside of the settlement boundary. It has good access to facilities and services with a short walk via the public right of way to the nearest bus stop, the nearest school being 600m away and Tesco Superstore being 450m away. The appeal inspector stated that:

14. The bus stops at the junction of Finchampstead Road and Luckley Road are within an acceptable walking distance of the appeal site and the services from it

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Riseley Heritage Homes Chapel Green House, Chapel Green, Wokingham Planning Design and Access Statement

are relatively regular. The private access drive and the part of Luckley Road between that drive and the railway bridge appear to be lightly trafficked.

15. However, the PROW would provide cycling and walking options for occupiers to access the nearby Tesco superstore especially in the hours of daylight and in dry weather conditions. Moreover, there is a regular bus service from the superstore which provides access to the train station and town centre. In addition, the SPD indicates that there would eventually be a number of services and facilities within the SDL including neighbourhood centres, schools and a new primary street with bus services. The existing PROW would link onto that primary street.

4.6 Overall, it is clear that the appeal inspector considered that the site lies in a reasonably accessible and sustainable location, where residents will have travel options and the proposal is considered to be in compliance with CS policies CP1, CP6 and CP11.

Location in the countryside

4.7 Policy CP11 of the Core Strategy permits development outside of development limits, provided it does not lead to excessive encroachment or expansion of development away from the original buildings. The appeal inspector found that:

7. The volume, floorspace and footprints of the dwellings would be similar to that of the buildings to be demolished. Moreover, the existing single-storey equestrian buildings do not have high aesthetic quality. Nevertheless, the equestrian buildings are single storey with relatively flat roofs and that part of the site has the character of a horse related use in a rural area. As such these buildings are low key and form of that rural landscape.

4.8 In this context, the new application is for a pair of single-storey bungalows, sited within the existing footprint of the equestrian buildings, which will ensure that the impact of the dwellings on the rural landscape, when compared with what currently occupies the site, will be modest.

4.9 Policy RD 11 of the Borough Design Guide SPD notes that replacement buildings may be appropriate in the countryside where there is no adverse increase in scale, form or footprint and where there are environmental improvements. The footprint of the existing equestrian building on the site is 311 sqm. Plot 1 will be 140 sqm and plot 2 will be 136 sqm. In combination, the 2 bungalows will have a

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Riseley Heritage Homes Chapel Green House, Chapel Green, Wokingham Planning Design and Access Statement

footprint of 276 sqm, which is 35 sqm (about 11%) less than the existing building. The demolition of the existing barns and buildings and the erection of 2 detached bungalows complies with this policy. The height of the existing building is 3.095m. The proposed dwellings will measure 2.25m to eaves and plot 1 will be 4.8m to ridge and plot 2 will be 4.6m to ridge.

4.10 Consequently, it is considered that the 2 proposed single-storey bungalows, which will be smaller than the existing buildings in terms of floor area and sited carefully on the existing footprint of the equestrian buildings on the site, will not encroach harmfully into the open countryside and will comply with policies CP11 and RD11.

Relationship with South Wokingham Strategic Development Location

4.11 The site is located to the south of the South Wokingham SDL, which will comprise 2,500 homes on the southern side of Wokingham together with 2 new neighbourhood centres, community facilities, services, schools, open spaces, SANG, a new distributor road and possibly a new railway station.

4.12 A hybrid planning application (191068) has recently been submitted to Wokingham Borough Council for phase 2b of the South Wokingham SDL. The application is currently out to public consultation. No planning applications have been lodged yet concerning land to the north of the application site, which is shown on the masterplan for the SDL as lower density (25-30 dph) residential development with a more rural character.

4.13 Land to the east and west of the application site will be SANG, which will wrap around Chapel Green. In this context, it is considered that a modest development of just 2 bungalows, which will occupy a space currently occupied by unattractive equestrian building and using existing access links, will not prejudice in any way the delivery of the SDL.

Character of the Area

4.14 Policy CP3 of the Core Strategy, and policies in the Borough Design Guide, state that development must be appropriate in terms of its scale, mass, layout, built form, height and character of the area and must be of high-quality design, which is compatible with the historic and underlying character of the local area.

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Riseley Heritage Homes Chapel Green House, Chapel Green, Wokingham Planning Design and Access Statement

4.15 In terms of scale and massing, the proposed development consists of 2 detached bungalows with floor area of 276sqm and an overall reduction in floor area, compared with the unattractive equestrian buildings to be demolished, of 35sqm (roughly 11%). The bungalows will be a maximum of 4.8 metres high to the ridge.

4.16 In terms of layout, as explained above, the new bungalows will be carefully sited within the footprint of the existing equestrian buildings. Access will be from the frontage and the existing roadway.

4.17 In terms of built form and height, the 2 bungalows will be modest in height and appropriate in terms of width and depth, in order to be in keeping with the surrounding buildings.

4.18 With regard to character and design, the 2 bungalows have been designed to be freestanding and modest in appearance. They both have shallow, hipped roofs, which help to reduce the scale and massing of the buildings. They will both appear subservient to Chapel Green House, which is sited directly to the east of them, because it is a substantial 2-storey detached house. The bungalows will have a similar relationship with Chapel Green House as the equestrian building has at the moment. However, the design and character of the bungalows will be much more attractive. The equestrian building is not attractive in appearance and there will be a tangible improvement to the character and appearance of the locality when it is removed and 2 new bungalows, of high-quality design and appearance, are put in its place.

4.19 In the context of existing historical buildings, it is acknowledged that the site lies close to heritage assets, including the listed Henry Lucas Hospital. However, as explained above, the character and appearance of the locality will be significantly improved by the proposed development, which will replace an unattractive existing building with much a more attractive and appropriate pair of bungalows. Furthermore, the area will be further enhanced through the use of high-quality materials and landscaping.

4.20 Consequently, it is considered that the proposal will be in compliance with policy CP3 and various Design Guide policies.

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Riseley Heritage Homes Chapel Green House, Chapel Green, Wokingham Planning Design and Access Statement

Visibility

4.21 Policies R1 of the BDG requires that new development should contribute positively to the character and quality of the area. Policy RD1 states that new development and associated landscape should retain, incorporate and enhance features that contribute towards the character of the area.

4.22 Previously, it was considered that, as new development would be spread over more of the site area, the development would be more prominent with increased built form in views from the countryside and PROW. In this case, the new bungalows will be sited closely on the footprint of the existing buildings and with substantial boundary planting along the western and northern boundaries of the site, which will ensure that the scheme has the minimum impact possible upon views from the countryside and PROW. The council will be able to control the boundary treatments by condition on the planning permission.

4.23 Consequently, it is clear that the proposal complies with policies R1 and RD1 of the BDG.

Siting and Orientation

4.24 Policy R2 of the Borough Design Guide SPD states that development respond to context, including taking advantage of landform and orientation and relating to neighbours. Policies R3 and R4 require housing to relate to the existing network of streets and spaces and Policy R7 requires a consistent and coherent building line.

4.25 There is no obvious building line in Chapel Green. Like the previous proposal, the 2 bungalows are sited to address the road. This was considered acceptable previously and there is no reason to believe that this relationship is no longer acceptable. Therefore, the proposed development complies with policy R2 of the BDG.

Density

4.26 Policy CP5 of the Core Strategy and Policy TB05 of the MDD Local Plan require an appropriate dwelling density and Policy R10 of the Borough Design Guide SPD seeks to ensure that the development achieves an appropriate density in relation to local character.

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Riseley Heritage Homes Chapel Green House, Chapel Green, Wokingham Planning Design and Access Statement

4.27 The proposal seeks to erect 2 detached bungalows on a site area of 0.1 hectares. This equates to a density of 20 dwellings per hectare. This is lower than the 25- 30 dwellings per hectare, which is normally required by policy, but it is appropriate in the context of a low-density location, where the existing residential development density is only about 6.5 dwellings per hectare.

4.28 Consequently, the proposal is appropriate in terms of density of development and is in compliance with policy CP5.

Settlement Edge

4.29 Policy RD9 of the Borough Design Guide SPD requires that development on the settlement edge creates an edge and incorporates soft landscaping to integrate to the rural setting. The application site is on the settlement edge of the future South Wokingham SDL, which is why this is a consideration.

4.30 The proposed additional landscaping on the site boundaries and the careful siting of the dwellings will ensure a comfortable relationship between the development and the countryside. Therefore, the proposal complies with policy RD9 in terms of its relationship with the edge of the settlement.

Heritage and Conservation

4.31 Section 66 of the Planning (Listed Buildings and Conservation Areas) Act 1990 states that development must ensure the preservation of any nearby heritage assets, including their setting. Paragraphs 193-200 of the NPPF requires consideration of the harm to the significance of a designated heritage asset. Policy TB24 of the MDD requires the conservation and enhancement of Listed Buildings, including their views and setting.

4.32 As mentioned previously, the site lies to the North of Lucas Hospital (Grade 1 listed) and associated walled garden and outbuildings (Grade 2 listed). In this context, the 2 new bungalows have been carefully designed to ensure that they will have the minimum impact upon the setting and appearance of the heritage assets. The scale and massing of the 2 bungalows will be modest. Hipped roofs will the keep the height of the buildings to a minimum. High quality materials and landscaping will ensure that the new buildings blend into the locality over a period of time. Finally, it should be noted that the existing equestrian building, although flat roofed and modest in scale, is not very attractive and its removal will be a positive enhancement to the appearance and character of the local area.

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Riseley Heritage Homes Chapel Green House, Chapel Green, Wokingham Planning Design and Access Statement

4.33 Unlike the previous scheme, the bungalows, with very low, hipped roof structures and no chimneys, will not impinge upon views of the heritage assets from the countryside and PROW to the north of the site. Furthermore, views of the 2 bungalows from the PROW to the north will be softened by appropriate boundary landscaping, which the council will be able to control by condition.

4.34 Consequently, it is considered that the proposal will not harm any views, or the setting of, the nearby heritage assets, so that the proposal will comply with policy TB24 and the NPPF.

Housing

Dwelling mix

4.35 Policy CP5 of the Core Strategy and Policy TB05 of the MDD Local Plan require an appropriate mix of dwelling type and tenure on all residential developments. The proposal comprises 2 number 2-bedroom bungalows. Smaller dwellings are required to meet housing need in Wokingham. Therefore, it is considered that the proposed mix of dwellings is appropriate in this location, in compliance with policies CP5 and TB05.

Internal Amenity

4.36 Policy TB07 of the MDD Local Plan and Policy R17 of the Borough Design Guide SPD require adequate internal space to ensure the layout and size achieves good internal amenity. In accordance with the Technical Housing Standards – nationally described space standard, a minimum standard of 83sqm applies for a 2-bedroom dwelling.

4.37 The bungalows will be 140 sqm and 136 sqm in floor area. Both dwellings are larger than the prescribed minimum for 2-bedroom dwellings. In addition, main bedrooms should have a minimum area of 12sqm, single occupancy bedrooms should be a minimum of 7.5 sqm, living rooms should be at least 27-31sqm and there should be provision for storage. Both bungalows meet all of these requirements.

4.38 Policy R18 of the BDG requires new dwellings to have sufficient sunlight and daylight with dual outlook and southern aspect. Both plots are sited facing south, which means they will both benefit from sufficient sunlight and daylight. Both are also dual aspect and will be well ventilated.

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Riseley Heritage Homes Chapel Green House, Chapel Green, Wokingham Planning Design and Access Statement

4.39 The 2 bungalows will enjoy high levels of internal amenity and the proposal will comply with policies TB07, R17 and R18.

External Amenity

4.40 Policy R16 of the Borough Design Guide SPD requires a minimum depth of 11m for rear gardens and a 1m setback from the site boundary to allow access thereto. Plot 1 will have a rear garden with a minimum depth of 12.2m and the rear garden of plot 2 will be at least 13.5m deep. Adequate gaps will be provided to enable access to the rear gardens. Each dwelling will be provided with rear amenity space with access to adequate levels of sunlight and daylight. The amount of external amenity space for each dwelling will exceed the council’s minimum requirement and the proposal will comply with policy R16.

Affordable Housing

4.41 Policy CP5 of the Core Strategy states that outside of settlement limits, schemes of 5 dwellings (net) or more or on sites of 0.16 hectares should provide at least 40% affordable housing. In this case, the site is only 0.1 hectares in area and the proposal is for only 2 dwellings. Therefore, no affordable housing is required.

Accessibility

4.42 Policy CP2 of the Core Strategy seeks to ensure that new development contributes to the provision of sustainable and inclusive communities, including for aged person and the disabled. As the proposed bungalows will be single storey, there will be level access and good internal circulation provided within both, which will ensure that the development meets the requirements of both aged and disabled occupiers, in compliance with policy CP2.

Neighbour Amenity

Overlooking

4.43 Policy R15 of the Borough Design Guide SPD requires the retention of reasonable levels of visual privacy to habitable rooms, with separation of 22m to the rear and 10m to the street.

4.44 The proposed bungalows will be appropriately designed in terms of retaining visual privacy. The bungalows will be single storey and there will be at least 15m of separation across to other properties in Chapel Green to the South.

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Riseley Heritage Homes Chapel Green House, Chapel Green, Wokingham Planning Design and Access Statement

Furthermore, new landscaping will be planted within the frontages of the 2 bungalows to further soften their appearance when viewed from other properties in Chapel Green. There are no existing dwellings at the rear, so the 22m minimum distance is not relevant to this proposal.

4.45 Consequently, the proposal will not result in any harmful overlooking of neighbouring properties and the scheme will comply with policy R15 in this regard.

Sunlight and Daylight

4.46 Policy R18 of the Borough Design Guide SPD aims to protect sunlight and daylight to existing properties, with no material impact on levels of daylight in the habitable rooms of adjoining properties.

4.47 The 2 bungalows will be sited such that there will be no direct overshadowing of any adjoining dwellings. Chapel Green House lies to the east of plot 2. However, the siting, height, bulk and massing of the bungalow will be modest, such that no loss of sunlight and daylight will occur. No other properties are close enough to the proposed bungalows to be affected.

4.48 Consequently, the proposed bungalows, which will be most single-storey dwellings, will not cause any harm to neighbouring properties in terms of sunlight and daylight, which will ensure compliance with policy R18.

Highway Access and Parking Provision

Car Parking Provision

4.49 Policy CC07 and Appendix 2 of the MDD Local Plan stipulates minimum off-street parking standards. In this location a minimum of 2 car parking spaces are required for each 2-bedroom dwelling.

4.50 The proposal makes provision for 2 parking spaces (measuring 2.5m x 5m each) for each dwelling within driveways to the front of each bungalow. The driveway provides enough space for the residents to leave in a forward gear.

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Riseley Heritage Homes Chapel Green House, Chapel Green, Wokingham Planning Design and Access Statement

Access

4.51 Policy P3 of the Borough Design Guide SPD notes that parking spaces should be safe and convenient, close to the dwelling and site to minimise impact upon safety.

4.52 In this case, the 2 bungalows will be provided with safe and accessible driveways for parking and turning vehicles located at the front of each dwelling. There is enough turning space to allow the resident to leave the property in a forward gear. They will be overlooked by the occupiers of the bungalows, which will provide natural surveillance. Much of the driveways will be screened by landscaping and boundary treatments, so that the street scene will not be dominated by cars.

Character

4.53 Policy P2 of the Borough Design Guide SPD ensures that parking is provided in a manner that is compatible with the local character.

4.54 Only a small portion of the site area will be used for car parking. Landscaping and boundary treatments will ensure that the hardstanding areas are not obtrusive in the street scene and the character and appearance of the area will not be harmed.

Cycle Parking

4.55 Policy CC07 and Appendix 2 of the MDD Local Plan stipulates minimum cycle parking standards and Policies P2 and P3 of the Borough Design Guide SPD seek to ensure that it is conveniently located, secure and undercover and provided where it is compatible in the street scene.

4.56 In this case, 2 cycle storage spaces will be provided for each dwelling. Each bungalow will be provided with a small, secure shed in the rear garden. This provision will ensure that the proposal provides sufficient cycle storage.

4.57 Overall, it is submitted that the proposal contains adequate and acceptable access and parking arrangements, which will not be harmful to the character and appearance of the local area. Consequently, the scheme is in compliance with all relevant policies in this regard.

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Riseley Heritage Homes Chapel Green House, Chapel Green, Wokingham Planning Design and Access Statement

Landscaping and Trees

4.58 Policy CC03 of the MDD Local Plan aims to protect green infrastructure networks, promote linkages between public open space and the countryside, retain existing trees, establish appropriate landscaping and minimise flood risk and Policy TB21 requires consideration of the landscape character. Policy R14 of the Borough Design Guide SPD permits well-designed hard and soft landscaping that complements housing.

4.59 The application site does not currently contain any trees or hedgerows. It consists of an unattractive equestrian building and hardstanding areas. The proposal will introduce new hedgerows and trees, which will significantly enhance the character and appearance of the local area. Along the boundaries, new planting will create a much more acceptable and attractive interface with the PROW, which runs along the western edge of the site. Furthermore, the council will be able to control the quantity and quality of landscaping by means of an appropriate condition on the consent notice.

4.60 Consequently, it is considered that the landscaping enhancements proposed will complement the housing proposal and ensure that it blends satisfactorily into the adjoining countryside, which will ensure that the scheme complies with policies CC03, TB21 and R14.

Ecology

4.61 Policy TB23 of the MDD Local Plan requires the incorporation of new biodiversity features, buffers between habitats and species of importance and integration with the wider green infrastructure network.

4.62 An ecological survey letter report, AA Environmental, was submitted with the previous application (173607). The Ecologist concluded that the site is of little value to protected species such as badgers, bats and barn owls, with no evidence of these species being recorded on-site.

4.63 Consequently, it is considered that the site is of little ecological value and the proposed development will accord with policy TB23.

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Riseley Heritage Homes Chapel Green House, Chapel Green, Wokingham Planning Design and Access Statement

Thames Basin Heaths Special Protection Area

4.64 Policy CP8 of the Core Strategy states that development is likely to have an effect on the Thames Basin Heaths Special Protection Area and it is required to demonstrate that adequate measures to avoid and mitigate any potential adverse effects are delivered.

4.65 The proposed dwellings will be sited within 5km of the TBH SPA, and policy CP8 states that where there is a net increase in dwellings within 5km of the SPA, contributions to access management measures and monitoring in line with the Delivery Framework will be required. As agreed in relation to the previous application, the applicant will be prepared to enter into a section 106 agreement with the council in order to make financial contributions towards the provision of SANG and SAMM. This contribution will mitigate the impact of the residents of the 2 dwellings on the SPA.

4.66 Consequently, the agreed contributions, contained within the s106 agreement, will ensure that the proposal complies with policy CP8.

Building Sustainability

4.67 Policy CC04 of the MDD Local Plan and the Sustainable Design and Construction SPD require sustainable design and conservation and Policy R21 of the Borough Design Guide SPD requires that new development contribute to environmental sustainability and the mitigation of climate change.

4.68 The proposal will be built in compliance with Building Regulations, which will ensure that the bungalows are energy efficient and water saving, such that the council current sustainability standards are met. More details regarding energy efficiency and related matters are contained in the Design and Access Statement.

4.69 With regard to sustainable building, the proposal will comply with Building Regulations and this will ensure that it is acceptable in the context of policies CC04 and R21.

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Riseley Heritage Homes Chapel Green House, Chapel Green, Wokingham Planning Design and Access Statement

Flooding

4.70 Policy CC09 of the MDD Local Plan requires consideration of flood risk from historic flooding. The site is located within Flood Zone 1 which is the lowest level of flood risk, which means the proposal complies with the policy. The planning officer stated, in relation to the previous application, that, even though the access to the site will run through an area of Flood Zone 2, which generally aligns with the nearby Emm Brook, the proposal would be acceptable.

4.71 Consequently, it is evident that the proposal is not at risk of flooding and is in compliance with policy CC09.

Drainage

4.72 Policy CC10 of the MDD requires sustainable drainage methods and the minimisation of surface water flow, via a Flood Risk Assessment or Surface Water Drainage Strategy. Policy R23 of the Borough Design Guide SPD notes that parking spaces in front gardens must be paved with permeable surfaces to avoid any increase in surface water run-off and should include for soft landscaping.

4.73 In this case, the proposal will meet current standards for the provision of sustainable drainage systems (SUDS). The driveways will be laid with permeable materials to maximise infiltration of water into the ground. Water butts will be used to collect rainwater on the roofs of the bungalows and more than half of the plots will be landscaped. Appropriate measures will be taken to minimise water run-off.

4.74 The application will include sustainable drainage methods and the proposal will comply with policies CC10 and R23.

Contamination

4.75 The planning officer stated, in relation to the previous planning application, that there is no known history of land use that could produce potential for contamination. However, to be on the safe side, the council’s Environmental Health Officer recommended a watching brief during construction. This means that is any potential contamination is found during excavation of the site, the

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Riseley Heritage Homes Chapel Green House, Chapel Green, Wokingham Planning Design and Access Statement

developer must contact the council. The application is happy to agree to this strategy, which can be controlled by an appropriate condition on the consent notice.

Waste Storage and Collection

4.76 In accordance with Policy CC04 of the Managing Development Delivery document, the proposal will encourage responsible waste recycling by providing adequate space for the storage of waste and recycling containers. Space will also be provided for composting facilities.

CIL

4.77 Appropriate CIL forms have been completed and they are submitted with this planning application. However, it is unlikely that a CIL payment will be required, because the floor area of the proposed dwellings will be less than the floor area of the existing buildings on the site.

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Riseley Heritage Homes Chapel Green House, Chapel Green, Wokingham Planning Design and Access Statement

5. CONCLUSION

5.1 This planning statement has explained the consideration given to the siting of the proposed dwellings and how they will enhance the character of the countryside through the removal of an unattractive existing building and other associated buildings and replacement with 2 well designed bungalows. As mentioned previously, the surrounding border of the proposed dwellings will consist of newly planted hedgerows and additional planting. Therefore, creating a more attractive development than the existing use.

5.2 The proposed scheme has therefore been shown to receive the support of the relevant Development Plan policies, and it is considered should be granted consent unless material considerations indicate otherwise. In this instance, the proposal has been shown to gain further support from material considerations in the form of the NPPF and the Borough Design Guide. It is therefore considered that Officers should support the proposed scheme.

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