Development No weeks on Parish Ward Listed by: Control Ref No day of committee 0/2012/0155 Woodley South Lake
Applicant University of Reading Location Bulmershe Campus, Woodlands Avenue, Proposal Demolition of existing buildings and redevelopment of site to provide up to 216 new residential units (Use Class C3), a residential care home facility of up to 80 beds (Use Class CZ), a local shop of up to 300 sq. m (Use Class Al, A3) and associated landscaping and car parking (Outline). Conversion and refurbishment of six halls of residence blocks including retention and refurbishment of 3 existing residential units to provide a total of 84 residential units and erection of a sports pavilion (Full). Type Hybrid Application - Part Outline, Part Full PS Category 1 - Large scale Major Developments (ZOO+ dwellings) Officer Jennifer Seaman
FOR CONSIDERATION BY Planning Committee on 03/10/12 REPORT PREPARED BY Head of Development Management
SUMMARY
This is a hybrid planning application, with outline consent sought for new housing, a residential care home, and retail use and full planning permission to convert existing buildings to residential use, a new residential block and a new sports pavilion.
The area where new development is proposed mainly occupies an area of previously developed land, comprising a mixture of educational buildings and student residential blocks. New development is considered acceptable in principle because the site is within a Major Development Location and most of the site where housing is proposed constitutes previously developed brownfield land.
However, new residential development is also proposed within part of the site that is designated as a Site of Urban Landscape Value (SULV), and this occupies an area of approximately 10% of the SULV within the application site. The intrusion into the SULV is considered acceptable because:- - this part of the SULV is at the same level as the development site and is partly used as car park, it is screened from the rest by an embankment and landscaping so reads as part of the developed area - public use of the existing private sports pitches will be made available at a cost no higher than using council pitches and there will also be public use of the new sports pavilion and the car park - the local wildlife reserve (Bulmershe Pond -also known as Bulmershe College) will be improved and transferred to the council - contributions will be made for improvements to Highwood (also known as High Wood)
The proposed development will regenerate a part of Woodley in a comprehensive way including considerable investment in local sports and improve the wildlife and recreational amenity whilst retaining and enhancing landscape features and qualities of the site and ensuring it's continued value to the Strategic Urban Landscape (SULV). In line with the Council's Planning Advice Note ((PAN) Infrastructure Impact Mitigation Contributions of New Development Revised November 2010.) a detailed package of measures has been negotiated with the applicant to mitigate the impact of this development and subject to the completion of a Section 106 Agreement and conditions, the proposal is considered to be provide a positive contribution to the Woodley area and is therefore recommended for approval.
PLANNING STATUS Major Development Location (Woodley) TPO (311951) Sand and Gravel Site of Urban Landscape Value (local designation) Local Wildlife Site (Bulmershe Pond)
RECOMMENDATION APPROVAL, subject to
(A) A Section 106 Agreement to secure the following:-
(I) HIGHWAYS AND TRANSPORT (a) Works to be provided by the applicant to enhance the provision of journeys by foot, cycle and public transport in the vicinity of the proposed development (b) A contribution of the sum of £175,000.00 towards improvements to footpaths and cycleways (c) Travel Plan - The developer will implement and fund the requirements of the Travel Plan throughout the development period as well as funding the initiatives and the monitoring of the Travel Plan.
I (2) Primary School and Secondary School Contributions as follows:- Primary education £927,268.80 Secondary education £709,052.80 Secondary post 16+ £162,976
(3) LEISURE, RECREATION AND SPORTS FACILITIES (a) Provision of Children's play space on site and details of maintenance and management (b) Community Use of Playing Pitches as set out in the Section 106 and Community Use Agreement (c) Provision of Amenity Open Space on site and details of maintenance and management (d) Woodley Sporting Contribution of £199,218.00
(4) COUNTRY PARKSlBlODlVERSlTYlCOUNTRYSlDEACCESS (a) Enhancements and improvements within Highwood £48,808 (b) Enhancements to local wildlife site (Bulmershe Pond) as set out in schedule of works and with on completion to transfer the area to Wokingham Borough Council with ongoing maintenance in conjunction with the playing fields.
(5) LIBRARIES Contribution towards Libraries of £61673.63
(6) TREE PRESERVATION ORDER CONTRIBUTION A contribution of £10,000 to update the 1951 Tree Preservation Order that covers the whole of Woodley, with priority to change the part of the TPO covering the planning application site.
(7) EXISTING KITCHEN GARDEN WALL Retention of the existing garden wall and method of permanently showing the context of this wall as an historic part of the local area
(8) AFFORDABLE HOUSING
30% on site provision and transfer to a Preferred Registered. Provider or Local Housing company
(9) CARE HOME Building shown as a care home (C2 Use) to be offered to the market as an extra care facility only and not td be maiketed for any other purpose
(10) Monitoring Fee of up to £200 per unit to be agreed with the applicant.
(11) Legal Fee to be advised on completion of Section 106 agreement
(B) Subject to the satisfactory completion of the Section 106 Agreement PLANNING PERMISSION be granted subject to the following conditions:
(1 a) Approval of the details of the layout, scale, external appearance of the building@), and the landscaping treatment of the site (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. b) & c) In pursuance of s91 of the Town and Country Planning Act 1991 (as amended by s51 of the Planning and compensation Act 2004).
(2) This permission is in respect of the Illustrative Masterplan, Parameters Plan and Design .and Access Statement received by the Local Planning Authority on 23/01/12. The development hereby permitted shall be carried out in accordance with the approved details unless otherwise agreed in writing by the Local Planning Authority. Reason: To ensure fhaf fhe developmenf is carried out in accordance with the applicafion form and associated details hereby approved. la) Drawinus for outline part of development
Drawing Number Drawing Title DR-411-101 Rev00 Site location Plan DR-411-102 Rev00 Demolition Plan DR-411-104 Rev00 Application Boundary Plan DR-301-222 Rev 01 Illustrative masterplan post planning 1 1 update (play spaces, pavilion, 1 driveways) ES Drawing DR-411-301 Rev 04 Parameter Plan 01 Site Boundary Plan ES Drawing- DR-411-302 Rev 03 Parameter Plan 02 Existing- and Proposed Elevations DR-411-302 Rev03 Parameter Plan 02 Ground Levels ES Drawing DR-411-303 Rev 07 Parameter Plan 03 Land Use ES Drawing DR-411-304 Rev 05 Parameter Plan 04 Heights ES Drawing DR-301-207 Rev 03 Land Use Breakdown Highways Drawing JNY7103-09 Proposed Woodlands Avenue Access
:d Private Driveway Accesses lb) Drawinus for full part of development I / (~e'neralSite) DR-301-223 Rev 01 Ground Floor Plan (Pavilion) D R-30 1-224 Rev 0 1 Proposed Elevation Pt 1 (Pavilion) DR-301-225 Rev 01 Proposed Elevation Pt 2 (Pavilion) DR-301-226 Rev 00 East Elevation Materials (Pavilion) DR-301-227 Rev 00 West elevation materials (Pavilion)
(c) Document Schedule
Documents Date Application form January 2012 Architectural Deliverables Schedule January 2012 Site Plan January 2012 Planning Statement January 2012 Design and Access Statement (inc Januarv 2012 amended pg 48 (~u~ust2012))' Statement of Community I Januarv 2012 Involvement Transport Statement January 2012 Energy Strategy December 201 1 Code for Sustainable Homes Pre- December 201 1 Assessment Retail and Care Home BREEAM October 201 1 201 1 Predictive Assessments Residential Travel Plan January 2012 Utility Infrastructure Assessment December 201 1 Foul Water Options Appraisal (Inc January 2012 Appendices A-G) Retail Statement (Inc Appendices 1- January 2012 3) Draft Section 106 January 2012 Environmental Statement (Inc Non- January 2012 Technical Summary)
3. Prior to the submission of the application for Reserved Matters approval, a Detailed Design Code shall have been prepared for the area to which that application relates. All applications for Reserved Matters approval shall be accompanied by a Design Statement which shall explain how the proposal conforms to the requirements of the approved Detailed Design Code and results in a high quality development that contributes to the character and appearance of the area. Reason: In order to ensure that a high quality development is provided on the site
4. Before the development hereby is commenced, samples and details of the materials to be used in the construction of the external surfaces of the buildingls 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 Policies: Core Strategy policies CP1 and CP3
5. Before the development hereby permitted is commenced details of all boundary treatment(s), including details of the boundary treatment between houses and driveways adjoining the High Wood, shall first be submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be implemented prior to the first occupation of the development or phased as agreed in writing by the Local Planning 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 Policies: Core Strategy policies CPI, CP3 and CP6
6. No development shall commence until full details of both hard and soft landscape proposals have been 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 aoorooriate, and irnolementation timetable. 'All hard and soft landscape works shail be carried out in accordance with the approved details prior to the occupation of any part of the development or in accordance with the timetable agreed with 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 Policies: NPPF, Core Strategy policy CP3 and Wokingham District Local Plan policy WBE5.
7. No development shall take place until a landscape management plan, including long term design objectives, management responsibilities, timescales and maintenance schedules for all 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 Reason: In order fo ensure fhaf the approved landscaping is safisfacforily maintained. Relevant Policies: NPPF, Core Strategy policy CP3 and Wokingham District Local Plan policy WBE5.
8. No trees, shrubs or hedges within the site which are shown as being retained on the approved plans shall be felled, uprooted wilfully damaged or destroyed, cut back in any way or removed without previous written consent of the Local Planning Authority; any trees, shrubs or hedges removed without consent or dying or being severely damaged or becoming seriously diseased within 5 years from the completion of the development hereby 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. Reason: To secure fhe profecfion fhroughouf fhe time that development is being carried out, of frees, shrubs and hedges growing within fhe sife which are of amenify value to the area Relevant Policies: PPSl Delivering Sustainable Development, Core Strategy policy CP3 and Wokingham District Local Plan policy WBE5.
9. a) No development or other operation shall commence on site until a scheme (herein called the Approved Method statement for Arboricultural Works 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 protection scheme.
b) 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 and 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.
c) 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.
d) The fencing or other works which are part of the approved scheme shall not be moved or removed, temporarily or otherwise, until all works including external works have been completed and all equipment, machinery and surplus materials removed from the site, unless the prior approval of the Local Planning Authority has first been sought and obtained. Reason: To secure the profecfion, throughout the time that the development is being carried out, of frees, shrubs or hedges growing within or adjacent fo fhe sife which are of amenify value to the area. Relevant Policies: PPSl Delivering Sustainable Development, Core Strategy policy CP3 and Wokingham District Local Plan policy WBE5.
10. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (as amended) (or anv Order revoking and re-enacting that order with or without'modification), no esernal lighting stall be installed on the site or affixed to any buildings on the site except in accordance with details that have first been submitted to and approved in writing by the Local Planning Authority. Reason: In the interests of amenity and highway safefy. Relevant Policies: Core Strategy policies CPI, CP3 and CP6
11. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (as amended) (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, E, F and G of Part 1 of the Second Schedule of the 1995 Order (or any order revoking and re-enacting that order with or without modification) shall be carried out. Reason: To safeguard the character of fhe area Relevant Policies: Core Strategy policies CP1 and CP3
12. No development shall take place on the site until the existing structures shown to be demolished on the approved plan have been so demolished and all resultant materials permanently removed from the site. Reason: In the interests of the amenify of fhe area. Relevant Policy: Core Strategy policies CP1 and CP3
13. No development shall take place until a Construction Environmental Management Plan for the site has been submitted to and approved in writing by Wokingham Borough Council. The surveys, mitigation, and contingency measures contained within the plan shall be implemented in accordance with the approved plan unless otherwise approved in writing by the local planning authority. Reason: to protect human health and safeguard residenfial amenity
14. Prior to the demolition phase, an Asbestos Management report shall be submitted to and approved in writing by the local planning authority. The report shall provide full details of surveys, mitigation, and verification of asbestos management, and as appropriate, provision of contingency surveys, mitigation and verification to be adopted during the construction phase. The details shall be implemented in accordance with the approved plan unless otherwise approved in writing by the local planning authority.
Reason: To ensure any confarninafion on the site is remedied to protect the exisfing/proposed occupanfs of the application site and adjacent land.
15. No development shall commence until a scheme to detail with contamination ol the site has been submitted to and approved in writing by the local planning authority. The scheme shall include an investigation and assessment to identib the extent of contamination and the measures to be taken to avoid risk when the site is developed. No building shall be occupied until measures approved in the scheme have been implemented. Reason: To ensure any contarninafion on the site is remedied to protect the existing/proposed occupants of the application site and adjacent land.
16. No noise generating activity relating to the development hereby approved including works of demolition or preparation prior to construction phase, shal take place other than between the hours of 8.00am - 6pm Monday to Friday anc 08.00am to lpm on Saturdays, and at no time on Sundays, Bank, or Nationa Holidays. Reason: To protect the occupiers of neighbouring properfies from noise and disturbance outside the permitted hours during the construction period. Relevant Policies: Core Strategy policies CP1 and CP3
17. No development shall commence until a noise and vibration management scheme for the demolition and construction phase of the proposal has been submitted to and approved in writing by the local planning authority. The scheme shall include a detailed noise and vibration impact assessment and where necessary details of mitigation measures and provisions for the control of noise emanating from demolition and construction works. No variation to the approved scheme, shall occur, without prior written approval of the Local Planning Authority. Reason: to safeguard residential amenity
18. All plant, machinery and equipment installed or operated in connection with the carrying out of this permission shall be so enclosed andlor attenuated that noise there from does not exceed at any time a level of 10dB(A) below the existing background noise level, when measured at a point one metre external to the nearest residential or noise sensitive property. Reason: to safeguard residential amenity
19. No delivery or service vehicles shall be taken in or dispatched from the site, outside the hours of 06.30am - 8.00pm Monday to Saturdays and .6.30 am to 12.00 midday Sundays and Bank or Public Holidays. Reason: to safeguard residential amenity
20. No development shall commence until a noise impact assessment for the proposed residential elements of the proposal has been submitted to and approved in writing by the local planning authority. Where necessary details of mitigation measures shall be included in the assessment. No variation to the approved scheme shall occur, without prior written approval of the Local Planning Authority. Reason: to safeguard residential amenity
21. No development shall commence until a external lighting scheme has been submitted to and approved in writing by the local planning authority. No variation to the approved scheme, shall occur, without prior written approval of the Local Planning Authority Reason: to prevent light nuisance to residential receptors
22. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (as amended) (or any Order revoking and re-enacting that Order with or without modification), the garage accommodation on 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. All garages shall have minimum internal dimensions of 6m x 3m. Reason: To ensure that adequate parking space is available on the site, and reduce the likelihood of roadside parking. Relevant Policies: PPG13 Transport, Core Strategy policy CP6 and Wokingham District Local Plan Appendix 8. 23. No part of any building(s) hereby permitted shall be occupied or used until on site vehicle oarkina in accordance with the council's current oarkina standards (at the time that the reserved matters application is submitted) and turning space has been provided in accordance with the approved plans, unless otherwise agreed in writing by the Local Planning Authority. The vehicle parking shall not be used for any other purpose other than parking and the turning space shall not be used for any other purpose other than turning. Reason: To ensure a safisfacfory form of developmenf and fo avoid adverse impacf on fhe public highway in the inferesfs of highway safefy. Relevant Policies: NPPF, Core Strategy policy CP6 and Wokingham District Local Plan Appendix 8.
24. No development shall commence until details of secure and covered bicycle parking shall be submitted to and approved in writing by the Local Planning Authority and shall be implemented as approved before occupation and permanently retained. Reason: .In order fo ensure bicycle parking facilities are provided and encourage use of wsfairiable modes of fravel. Relevant Policy: NPPF.
25. No building shall be occupied until secure and covered bin store details have been submitted to and approved in writing by the Local Planning Authority. The development shall be implemented as approved before occupation and permanently retained. Reason: In fhe inferesfs of visual and neighbouring amenify. Relevant policy Core Strategy CP3
26. Before development commences full details of the construction of the roads and footways, including levels, width, construction materials, depth of construction, surface water drainage and lighting shall be submitted to and approved in writing by the Local Planning Authority. The roads and footways shall be constructed in accordance with the approved details to base course level before the development is occupied, and the final wearing course will be provided within 3 months of occupation unless otherwise agreed in writing by the Local Planning Authority. Reason: To ensure the roads and foofways are constructed fo a standard that would be suifable for adoption as publicly maintained highway
27. No development shall commence until provision shall be made to accommodate all 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 should be maintained and used at all times. Reason: To prevenf queuing and parking off site, in the interests of highway safefy and convenience. Relevant Policies: Core Strategy policy CP6
28. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (as amended) (or anv Order revoking and re-enacting that order with or without'modification), no gates or barrier shall be erected at the vehicular access onto the highway, unless details have first been submitted to and approved in writing by the Local Planning Authority. -- Reason: To ensure fhaf vehicles do nof obsfrucf fhe highway whilst waifing for gates or barriers fo be opened or closed, in fhe inferesfs of road safefy. Relevant Policy: Core Strategy policy CP6
29. No building shall be occupied until the vehicular access has been surfaced with a permeable and bonded material across the entire width of the access for a distance of 10 metres measured from the carriageway edge. Reason: To avoid spillage of loose maferial onto fhe carriageway and in the interests of road safefy. Relevant Policy: Core Strategy policy CP6
30. Development of the sports facilities and care home shall not be commenced until a travel plan for these aspects of the development has been submitted to, and approved in writing by the Local Planning Authority. The travel plan shall include a programme of implementation and proposals to promote alternative forms of transport to and from the site, other than by the private car and provide for periodic review. The travel plan shall be permanently implemented as agreed, unless otherwise agreed in writing by the Local Planning Authority. Reason: To encourage the use of all travel modes. Relevant Policy: NPPF and Core Strategy CP6 .
Note: The Council will expect all travel plans for speculative development to be secured by way of an agreement made under s106 of the town & country planning act 1990 and not by a planning condition.
31. No development shall take place until a measured survey of the site and a plan prepared to scale of not less than 1:500 showing details of existing and proposed finished ground levels (in relation to a fixed datum point) and finished floor levels shall be submitted to and approved in writing by the Local Planning Authority, and the approved scheme shall be fully implemented prior to the occupation of the building(s). Reason: In order fo ensure a satisfactory form of development relafive to surrounding buildings and landscape. Relevant Policies: NPPF, Core Strategy policies CP1 and CP3
32. No development shall take place until a surface water drainage scheme for the site, based on sustainable drainage principles and an assessment of the hydrological and hydro geological context of the development, has been submitted to and approved in writing by the local planning authority. The drainage strategy should demonstrate the surface water run-off generated up to and including the 1 in 100 years critical storm, with a suitable allowance for climate change included, will not exceed the run-off from the undeveloped site following the corresponding rainfall event. The scheme shall subsequently be implemented in accordance with the approved details before the development is completed. The scheme shall also include details of how the scheme shall be maintained and managed after completion. Reason: To prevent the increased risk of flooding, bofh on and off the sife
33. Development shall not commence until a drainage strategy detailing any on and/or off site drainage works, and detailing the site's existing and proposed foul discharge to the network, along with proposed points of connection, has been submitted to and approved by the local planning authority in consultation with sewerage undertaker. No discharge of foul or surface water from the site shall be accepted into the public system until the drainage works referred to in the strategy have been completed. Reason: The developmenf may lead fo sewage flooding; fo ensure fhaf sufficient capacity is made available to cope wifh the new developmenf; and in order to avoid adverse environmental impact upon the community.
34. No impact piling shall take place until a piling method statement (detailing the type of piling to be undertaken and the methodology by which such piling will be carried out, including measures to prevent and minimise the potential for damage to subsurface water or sewerage infrastructure, and the programme for works) has been submitted to and approved in writing by the local planning authority in consultation with the relevant water or sewerage undertaker. Any piling must be undertaken in accordance with the terms of the approved piling method statement. Reason: The proposed works will be in close proximity fo underground wafer and sewerage ufilify infrasfrucfure. The applicant is advised fo contact Thames Wafer Developer Services on 0845 850 2777 fo discuss the details of fhe piling method statement.
35. Development should not be commenced until: Impact studies of the existing water supply infrastructure have been submitted to, and approved in writing by, the local planning authority (in consultation with Thames Water). The studies should determine the magnitude of any new additional capacity required in the system and a suitable connection point. Reason: To ensure fhaf fhe wafer supply infrasfrucfure has sufficient capacity to cope wifh fhe/fhis additional demand.
36. No development shall take place within the site, including any works of demolition or ground preparation, until the applicant, or their agents or their successors in title, has secured and implemented a programme of archaeological work (which may comprise more than one phase of work) in accordance with a written scheme of investigation which has been submitted to and approved in writing by the Local Planning Authority. The development shall only take place in accordance with the detailed scheme approved pursuant to this condition. Reason: To ensure fhaf any archaeological remains are adequately invesfigafed and recorded or presewed in sifu in the inferesf of protecting the archaeological heritage of fhe borough Relevant Policies: NPPF and Wokingham District Local Plan policies WHEIO and WHE12.
37. Development shall be carried out in accordance with the Flood Risk Assessment (insert any relevant reference) received by the Local Planning Authority on (insert date) Reason: To prevenf the increased risk of flooding, to improve and profecf wafer qualify, improve habifaf and amenify, and ensure future maintenance of fhese. Relevant Policies: PPS25: Development and Flood Risk (2006).
38. No development shall take place until details have been provided to and approved by the Local Planning Authority demonstrating that the development will achieve the "Secured by Design" part 2 (physical security) which will be confirmed by Thames Valley Police on development completion. Reason: In the interests of the safety, crime prevention and amenity of future occupiers of the development. ~atidialsustained research provesfhat Secured by Design housing developments suffer at least 50% less burglary, 25% less vehicle crime and 25% less criminal damage.
19. The development shall not commence until an Affordable Housing Strategy for the provision of affordable housing as part of the development has been submitted to and approved in writing by the Local Planning Authority. The strategy shall provide 30% affordable housing up to a maximum of 81 dwellings unless otherwise agreed in writing by the Local Planning Authority. The affordable housing shall be provided in accordance with the approved scheme and shall meet the definition of Affordable Housing in Annex 2 to the National Planning Policy Framework. The Strategy shall provide:-
(a) the tenure split comprising social rented affordable rented and shared ownership dwellings. The respective proportions of each tenure of dwellings are to be approved by the Local Planning Authority as part of the strategy set out above (b) the affordable housing dwelling mix will be 17% one-bedroom apartments 21% two bedroom apartments 27% two bedroom houses 20% three bedroom houses and 15% four bedroom houses unless otherwise agreed by the council (c) details of the shared ownership model including the equity share and capped rent of unsold equity (d) the arrangements for the transfer of the affordable housing to an affordable housing provider approved by the council (e) the arrangements to ensure that such provision is affordable for both first and subsequent occupiers of the affordable housing; and (9 the occupancy criteria to be used for determining the identity of occupiers of the affordable housing and the means by which such occupancy criteria shall be enforced
Reason: To ensure the provision of affordable housing in accordance wifh Core Strategy Policy CP5 and the National Planning Policy Framework to. The dwelling(s) shall achieve a Code Level 3 in accordance with the requirements of the Code for Sustainable Homes: Technical Guide (or such national measure of sustainability for house design that replaces that scheme). No dwelling shall be occupied until a Final Code Certificate has been issued for it certifying that Code Level 3 has been achieved. Reason: To ensure developments contribute to susfainable development Relevant policies: Core Strategy Policy CP1
1.1. No development shall take place until full details of a reptile and amphibian mitigation plan has been submitted to and approved in writing by Wokingham Borough Council. The surveys, mitigation and contingency measures contained within the plan shall be implemented in accordance with the approved plan unless otherwise approved in writing by the local planning authority.
1.2. Prior to submission of a reserved matters or full application, full details of a bat mitigation plan shall be submitted to and approved in writing by Wokingham Borough Council. The surveys, mitigation and contingency measures contained within the plan shall be implemented in accordance with the approved plan unless otherwise approved in writing by the local planning authority. lnformatives 1. Whilst the development does not fully accord with the policies contained within the adopted Idevelopment plan, material considerations 1the particular circumstances as they relate to this case, warrant a different decision being taken. The reasons for this are set out in the report.
2. You are advised, in compliance with The Town & Country Planning (General Development Procedure) (England) (Amendment) Order 2000, that the following policies andlor proposals in the development plan are relevant to this decision:
(1) National Planning Policy Framework
(2) South East Plan policies: CC1 - Sustainable Development CC2 - Climate Change CC4 - Sustainable Design and Construction CC6 - Sustainable Communities and Character of the Environment CC7 - lnfrastructure and Implementation CC8 - Green lnfrastructure NRM4 - Sustainable Flood Risk Management NRM5- Conservation and Improvement of Biodiversity NRM7 -Woodlands NRM9 -Air Quality NRM10 - Noise NRMI 1- Development Design for Energy Efficiency and Renewable Energy HI - Regional Housing Provision 2006-2026 H2 - Managing the Delivery of Regional Housing Provision H3 -Affordable Housing H5 - Housing Design and Density T2 - Mobility Management T4 - Parking T5 -Travel Plans and Advice C4 - Landscape and Countryside Management BE1 - Management for an Urban Renaissance Sl - Supporting Healthy Communities
(3) Wokingham Adopted Core Strategy policies: CP1 - Sustainable development CP3 - General Principles for Development CP4 - lnfrastructure Requirements CP5 - Housing mix, density and affordability CP6- Managing Travel Demand CP7 - Biodiversity CP9 -Scale and location of development proposals CP17 - Housing Density
(4) Wokingham District Local Plan policies: WBE3 -Accessibility WBE4 - Landscape and Planting WBE5 - Trees and New Development WHlO -Variety of Housing WR7 - Provision of Public Open Space in New Residential Development WCC3 - The Central Berkshire Forest
(5) Borough Design Guide SPD
(6) Woodley Design Statement
3. The applicant is reminded that this approval is only granted subject to conditions which must be complied with prior to the development starting on site. The information required should be formally submitted to the Council, with the relevant fee, once the details have been agreed the development should be carried out only in accordance with those details. If this is not clear please contact the case officer to discuss
4. This permission should be read in conjunction with the legal agreement under Section 106 of the Town and Country Planning Act dated (INSERT) the contents of which relate to this development.
5. This permission does not convey or imply any approval or consent required under the Wildlife and Countryside Act 1981 for protected species. The applicant is advised to contact Natural England with regard to any protected species that may be found on the site.
6. If bats or signs of bats are encountered at any point during development then all works must stop immediately and local Natural England office and Wokingham Borough Council must be informed.
7. 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 the Highway Authority on tel.: 01 18 974 6302.
8. 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 Highway Authority 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 538 of the Highways Act 1980.
9. The internal road layout should be designed in accordance with the principles of Manual for Streets.
10. Thames Water will aim to provide customers with a minimum pressure of 1Om head (approx 1 bar) and a flow rate of 9 litreslminute at the point where it leaves Thames Water pipes. The developer should take account of this minimum pressure in the design of the proposed development.
11. The developer has indicated that they may submit a COPA74 section 61 application in respect of construction. In this regard they are advised to contact; West Berkshire and Wokingham Environmental Health and Licensing Service.
Prior to development commencing details of the private fire hydrant(s), or other suitable emergency water supplies to meet Royal Berkshire Fire & Rescue Service requirements shall be submitted to the Royal Berkshire Fire & Rescue Service.
The applicant is advised that this planning permission does not in any way allow the public right of way to be obstructed at any time during the course of the development
The applicants attention is drawn to the fact that private rights of vehicle access must be obtained before the use of the access hereby approved can be used to serve the development. Failure to do so will be an offence under the Road Traffic Act 1988 s.34
Nothing connected with either the development or the construction must adversely affect or encroach upon the bridleway, which must remain available for public use at all times
The applicant is advised that the Rights of Way Officer must be informed prior to the laying of any services beneath the path
Where the ground levels adjacent to the path are to be raised above the existing ground levels, a suitable drainage system must be installed adjacent to the path, to a specification agreed with the Local Authority, prior to development commericing
The applicant is advised to give the Local Authority 21 day's prior notice to the development commencing. Before the applicant starts, the Local Authority must obtain from the applicant a written undertaking that they will meet any costs incurred by the authority in the repair of the surface of the right of way, as a result of construction traffic using the route
No alteration of the surface of the right of way must take place without the prior written consent of the Rights of Way Officer.
PLANNING HISTORY There is a large number of planning applications on the site. Only the most relevant applications, when the majority of buildings on site were approved, are included here. S/3/60 Approved 12/04/60 College Layout. This was the original application for the principle of using the site as a teacher training college by Berkshire County Council. At this point it was envisaged that land north and south of Woodlands Avenue would be used for educational purposes, with a primary school, secondary school and the teacher training college indicated on the plans. S/6/63 A~oroved1011 011 962 six part 4-storey, part 2-storey, Hostel blocks. Of the six hostel blocks approved, two still exist on site and are the blocks shown as "Blagrave" and "Blackstone". The other four blocks were demolished to make way for new student accommodation. The plans also show the layout of the playing pitches on the site (which includes the undeveloped area within the SULV where houses are now proposed). S11 1/63 Approved 1311 1163 Teachers training college with new buildings including a teaching block, administration block, library, music and gymnasium block, craft block and court, domestic block and court and a dining block. While there are several applications to add buildings and extensions, this permission was for the main bulk of the faculty ~ buildings on site (that are not within the area of the wall). ' St25169 Aooroved 7/3/69 ~kachin~and music blocks, studio, sick bay and sports hall. This application gave permission for all the buildings- within the -garden wa.11 and also the'detached sports hall. 36356 Approved 17110190. ~ive3-storey student accommodation blocks, admin office, staff flat, access and car park. This application gave permission for the existing block of flats on site, identified on the current planning application as "Highwood", "Addington", "Loudon", "Repton" and "Grey". FI1997165042 Approved 291411 997 Construction of six new student accommodation blocks and demolition of existing accommodation. This application gave permission for the existing block of flats identified on the current planning application as "Huntley", "Winchcombe", "Penn", "Mitford", "Hollins" and "Farringdon". These are the blocks of flats which would be retained and converted to self contained flats as part of the current planning proposals.
SUMMARY INFORMATION Site Area 17.6 Hectares (176,000 square metres)
Previous land use EducationallStudents residential blockslstaff accommodation1private sports pitches
Existing buildings on site Large number of buildings (some detached, but most linked by extension buildings as the educational facility evolved over the years) used for educational use. These included the Faculty of Education and Community Services (Relocated to the London Road Campus at the end of 201 I), Health and Social work (Closed September 201 I),Film, Theatre and Television Studies (Relocated to Whiteknights Campus in April 201 1). Ancillary campus facilities included a laundry, convenience store, sports hall and a library.
13 blocks of student residential accommodation providing 529 bed spaces Staff Housing (18 properties comprising 12 flats and 6 houses)
Buildings on site range from single storey to four storeys in height.
Zxisting floorspace 30 sq.m Shops (Class Al)
31,806 sq.m (529 rooms) Residential Institutions (Class C2)
No figure given for existing floorspace of the educational buildings on site.
Existing parking spaces 438 parking spaces (excluding 69 for sports pavilion parking spaces)
'roposed floorspace of each use 300sq.m Shops (Class Al) excluding residential properties) 4650sq.m Residential Institutions (Class C2) 678sq.m Assembly and Leisure (Class D2)
'roposed parking spaces 605 parking spaces (excluding 65 for sports pavilion parking spaces)
10 spaces for the 300 sqm of commercial floorspace
22 parking spaces for care home.
150 spaces for the apartments
372 spaces for the houses
74spacesand2coachspacesforthesports pavilion (which will be located within the existing car park).
8 motorcycle spaces(excluding provision within townhouse curtilages)
1I disabled spaces (3 for conversion flats, 3 for care facility and 3 for commercial unit)
106 cycle spaces (excluding provision within townhouse curtilages)
I parking space for emergency vehicles (outside care home)
'roposed residential properties Up to 300 residential properties are proposed, consisting of 216 new build houses and t should be noted that the masterplan shows ?87 dwellings comprising new build houses and 'lats (203) and conversion of existing buildings 184).
Accommodation size and mix iouses ?O 2-bed houses 56 3-bed houses 75 4-bed houses 37 5-bed houses
- --lats 42 I-bed flats 35 2-bed flats 22 &bed flats
Mix of all properties I-bed - 15% 2-bed - 19% 3-bed - 27% 4-bed - 26% 5-bed - 13%
Approximate size of units Conversion apartments I-bed - 50 sq.m 2-bed - 80 sq.m 3-bed - 1001140 sq.m
New Apartments I-bed - 50 sq.m 2-bed - 70 sq.m
Houses 2-bed - 83 sq.m 3-bed - 87-95 sq.m 4-bed - 110-130 sq.m 5-bed - 165-185+ sq.m
Proposed density - dwellingslhectare 16.3 dwellings per hectare if taking whole site area of 17.6 hectares
31 dwellings per hectare if taking only the site tc be developed (which excludes 8.25 hectares open playing fields).
These calculations are based on the provision of 287 dwellings (as per the masterplan) and exclude the proposed care home. Number of affordable units proposed 30% affordable housing (81 dwellings) , I Public Open Space proposed 10.26 sq.m
Playing Fields 1 8.25 hectares of open playing fields
CONSULTATION RESPONSES Berkshire Lack of evidence for the presence or absence of archaeology Archaeology does not mean that there is low potential, and therefore recommend a condition to secure and implement a programme of archaeological work in accordance with a written scheme of investigation. (Condition 36)
Community Care The Council's "Strategy for Housing for Older People in Services Wokingham" (2008) identifies the need to provide more housing based models of accommodation for older people in the Borough. Therefore the Council would not be supportive of the development of a residential care facility but would be supportive of an Extra Care Housing Scheme catering for older people with low care needs through to those with extreme frailty and/or dementia.
I Countryside Officer No objection on the impact on protected species subject to (Biodiversity) conditions. Welcomes improved ecological link between Highwood and Bulmersh pond. Countryside Ranger The ,~ro~osal , to formalise ~edestrianaccess into the woodland at (Public Rights of Highwood to connect to established permissive pathways is Way) welcomed. Environment Letter dated 07/03/12 objects to proposal in the absence of an Agency acceptable Flood Risk Assessment. Letter dated 17/04/12 confirms that following the submission of further information the Environment Agency withdraws their objection and recommends approval subject to a condition on drainage/SUDs. (Condition 37)
Environmental Email dated 04/03/12. Health No objection with relation to air quality, or construction pollution control.
Recommend conditions to secure:- - A site construction and environmental management plan - An asbestos management report - A scheme to deal with contamination - Restriction of hours of construction - A noise and vibration management plan - Noise level limit for plant, machinery and equipment - Restriction on delivery vehicle times - A noise impact assessment - Restriction on external lighting
(Conditions 13, 14, 15, 16, 17, 18, 19, 20, 21) Highways I Travel plan on the whole is a good document that meets the I requirements of the guidance document. This only covers the -esidential developm~nt,not the care home and retail. A 'ramework document could provide an overarching travel plan for :he site.
:Conditions 22, 23, 24, 26, 27, 28, 29, 30) nterim Community The threshold for affordable housing is 5 dwellings or more on nfrastructure -esidential sites of 0.16 hectares or larger. The site exceeds vlanager hese thresholds and therefore there is a requirement for ~rovisionof affordable housing. To meet the requirements of 'olicy CP5 of the Core Strategy, a minimum of 30% affordable lousing should be provided on site. This would equate to 86 3ffordable units. All of the affordable housing should be built to -lames and Communities Agency Design and Quality Standards 3nd transferred to one of the councils preferred Registered 'rovider partners for a price that will enable delivery of affordable lousing without the need for public subsidy.
.andscape and No objection to the principle of residential development within the rrees site. A number of concerns that will need to be clarified:- - All ground level changes need to be outside the root protection area - Some areas of general amenity space on the illustrative plan are not consistent with those on the Land Use Plan - The most significant trees can be retained although more information will be required at a later stage. There is no objection to removal of trees shown on the Tree Survey and Retention Plan. - Would welcome funding to undertake resurveying and rationalising the current TPO and a sum should be agreed - Part of the analysis of the impact of proposed tree removal is not a method that is a recognised industry standard. Would not expect a limit on the number of trees proposed. Tree protection and management will be required as part of a comprehensive Arboricultural Method Statement. - It is important to recognise that development is proposed to come further east than it is at present and as the edge is fairly sensitive some development should be restricted to 2 storeys in this location. - Larger growing species could be accommodated along Woodlands Avenue
(Conditions 6, 7, 8 and 9)
Veighbourhood Email dated 22/03/12. Services - Smaller play areas to be removed with one LEAP for the :Horticulture and whole development in accordance with FIT guidelines. amenity co- - WBC does not want any planting within the play area due to xdinator) difficulties with maintenance. - Avoid small open spaces and amalgamate to one larger open space where possible as easier to maintain and a more useful open space for the residents. - Use structure planting to emphasise the entrance to the site and movement through to main open space and adjacent area containing courtslpitches etc - Any planting along property boundaries to have a minimum Imgap from the edge to the boundarylfencing to ensure that there will be no damage to the fenceline in the future.
VHS Berkshire Based on Wokingham Borough Councils average occupancy of Shared Services 2.4 persons per dwelling the proposed development of up to 216 new residential units, a care facility of up to 80 beds and 84 refurbished residential units would bring an increase in population of approximately 800 patients.
Whilst the increase in patient population from the above development could be accommodated within the practices in Woodley we need to consider other proposed developments in the area that also impact on those practices. Until we are clear on final numbers and the impact of this development, we cannot confirm the exact requirements but it would be anticipated that a monetary contribution would be requested. For guidance a paper has been discussed with Wokingham Borough Council that proposes that a contribution of £225 per additional person be requested from developers to mitigate the impact of the development on local health facilities.
'roperty (Estates Initially raised objections by email dated 04/04/12. This was Jnit) based on the fact that the land was transferred to Readina University from Berkshire County Council under the ducati ion Reform Act 1988 when the University took over the running of the teacher training college. The covenants on the land were checked. Property have confirmed by email dated 08/05/12 that there would have been a problem under the Education Reform Act if the change of use was a result of the school/educational establishment closing. However as the University is still in existence it does not apply and the transfer was not drafted with this kind of occurrence in mind so there is no apparent problem. This is being checked with the Council's lawyer, but is not a planning matter as such.
-.Toyal Berkshire Letter dated 01/03/12. Possible requirement for hydrant provision, -Ire and Rescue but need further details of water mains layout. Access Service requirements for fire fighting and fire safety provisions to meet Building Regulations.
Sport England Initial objection to loss of playing pitches. Through negotiation with the Council, Sport England now have a greater understanding of the proposal and the enhaiced community access to the sports facilities on the site and are working with the Council to secure adequate community use of these inperpetuity through the S106 agreement. rhames Valley Email dated 28/02/12. Generally happy with the development but 'olice (Crime some concerns. Sports pavilion car park needs suitable treatment prevention design to stop youths gathering in vehicles. Advice given on secure advisor) measures for the sports pavilion and blocks of flats with condition suggested for achikving "~ecuredby Design" part 2. Advice also given on defensible space, parking areas, street furniture and archways to front of dwellings.
(Condition 38) Thames Water Thames Water has identified an inability of the existing waste water infrastructure to meet the needs of this application and therefore suggest a Grampian style condition for a drainage strategy. It is the responsibility of the developer to make proper provision for drainage to ground, water courses or a suitable sewer. There are public sewers crossing or close to the site and therefore approval is required for any building or underpinning works within 3m of the public sewer. A condition is included concerning impact piling.
Recommend petrolloil interceptors be fitted in all car parkinglwashinglrepair facilities. Also recommend the installation of a properly maintained fat trap on all catering establishments and collection of waste oil by a contractor particularly to recycle for the production of bio diesel.
The existing water supply infrastructure has insufficient capacity. Thames Water therefore recommends a condition requiring impact studies of the existing water supply infrastructure, and a drainage strategy.
I (Conditions 33, 34 and 35)
REPRESENTATIONS Woodlev Town Council - obiect for the followina" reasons:- - Impact on Highwood especially retaining water in the woods - Impact on water table in the area and the affect it would have on trees - Car parking inadequate - Hardstanding for cars will affect the water table and a permeable surface would be preferable - Capacity of gas mains not sufficient for the number of dwellings - Further increase in traffic on this already congested roadlconcerns about proposed traffic movements - Overdevelopment - Overlooking into neighbouring properties in Church Road and loss of privacy - Impact on infrastructure particularly schools - Encroachment onto site of urban landscape value - Housing density too high for the area - Limited access into Highwood and boundary to be defined between the wood and the development - Recommend that a full survey of all existing services, traffic, water, energy supplies and waste disposal be undertaken prior to any decision being given by Wokingham Borough Council. Earlev Town Council - obiect for the followina.. reasons:- - Concern about potential to further increase traffic in this area which is already congested - Concern that development would be a significant encroachment into the area of urban landscape value. While other developments have allowed encroachment into the AULV there seems little point in designating such areas with a view to protecting them if continual erosion of their overall area is allowed. In this case the encroachment is significant. - Concerned about level of parking being provided and consider this would be inadequate. - There is a need for a community facility and suggest the retail shop be changed to a community facility.
One petition received with 64 signatures. The petition objects to the proposals for the following reasons:- - Do not believe this size of development is sustainable. There is no way that local roads could accommodate the amount of traffic generated by such a major development. Traffic from the new Addington School has already ensured that local roads are at full capacity causing extensive delays at peak times. - There are very few vacancies at the two primary schools for new children and local education facilities could not cope with such a substantial increase in children as this development would bring.
54 individual Letters of objection with issues raised summarised as follows:-
(1) Principle of development/DesignlDensity - Design is overcrowded. - Density too high. - Overdevelopment which is out of character with the surrounding area. - Buildings are too close. - Small houses and blocks of flats out of character with area - Could support 100 but not 300 dwellings. - Earley is already being ruined by development - Campus site should be made a village for the elderly with shops surgeries and recreational facilities. - Do not need another sports centre or home for the elderly. 2 sports centres and 3 homes for the elderly already. - Agree with the care facility - Bulmershe Campus should stay as a teaching centre - Why was this site picked and what benefits will it bring to residents of Woodley?
(2) Traffic - lncreased traffic at a very busy junction. Surrounding roads already congested. - There is already more traffic in the morning since the opening of Addington School, 3 schools in the area, leisure centre - How will roads be improved to manage all the additional traffic? What plans are there to add additional roadsllanes to existing highways? - lncreased pollution from extra traffic - Disruption along Woodlands Avenue during construction - Students don't generally have cars and walk - lnsufficient parking provided for houses - Insufficient parking provided for sports pitches - Safety aspect of extra traffic hasn't been considered/danaerous- route to school - lncreased congestion will bring roads to a standstill - Refute accuracy and timing of the traffic survey - Dwellings at the junction of Church Road and Woodlands Avenue will access directly onto an already overloaded roundabout
(3) lmpact on qreenspace/biodiversitv - lmpact on open greenlands and wildlife. Loss of greenspace. - Loss of sports pitch. - Bulmershe is currently a green buffer between Earley and Woodley. - Concern about loss of trees - Development should be contained within the confines of the currently developed area - Encroachment on existing fields - Plans appear to show the planting of a hedge adjacent to Woodlands Avenue and closing off open views will create opportunities for anti social and criminal activity - Fence should be provided between the new development and Highwood to protect the woods - Why is the pavilion not located on the opposite site of the field next to the development? - Who will maintain the sports pavilion which could quickly become vandalised and attract anti-social behaviour? - Where will users of the sports pitches park?
(4) lmpact on amenity - Concern about impact on 72 Church Road due to type and positioning of houses adjacent to the property. House no 1 has been situated right up against the side of the house which has two windows in it letting in much light. - Loss of privacy to properties in High Tree Drive from 3 storey plus roof gardens. Buildings in crescent shown as three storey but the roof garden makes then 4 storey. - Noise and disturbance from sports pavilion - Student accommodation is occupied for short durations and people have been able to enjoy their gardens in peace and quiet with no overlooking
(5) Infrastructure - No mention of more doctors surgeries - lmpact on school places - Existing services not good at the moment - power cuts, low water pressure and issues with virgin media regarding faulty lines - No assessment of impact on an already stretched fresh water supply
(6) Retail - No need for a shop, the local ones all struggle to keep going and likely to attract a Tesco type express store which affects local retailers. - Proposed retail store will directly affect retail store on Church RoadlMays Lane as 80% of business is from passing trade coming from Woodley. Customers are already being taken away by the large supermarkets and there is already approval for Unwins on the corner of Church Road to increase their retail floorspace. Local Council and the Government meant to be helping small businesses. Conditions can be imposed to stop the new shop being used as a newsagents, grocery store or off licence. - A number of key traders have gone from Woodley Town Centre and six more shops now occupied by charities -hop willadd to traffic and congestion, litter and act as a place to attract anti-social behaviour
3 Letters of support summarised as follows:-
. Deputy chairman of Woodley Town Football Club backs proposal as currently all Woodley football clubs struggle to have the local facilities to cater for the demand in this area. The town has four clubs that cater for children and adults, demand for facilities is high and the town is falling short in offering training and match day pitches. Original plan showed a full size all weather facility with floodlights which would have been a wonderful opportunity for the community to benefit from. - As a youth football club Whiteknights FC has used the Woodlands Avenue site for many years for children from age 5-18. The redevelopment of the site will bring continued benefit to these children in providing an all weather surface for training and games through the winter with improved changing facilities. - Fully support these plans as Woodley needs a top quality sports field that not only accommodates football but also other sports such as American football and Lacrosse. The local football club Woodley Town are looking for facilities that will allow them to continue growth and provide Woodley with a top football team to rival Reading Town, Ascot, Wokingham and Bracknell. - Support the proposals particularly the enhancement of sporting facilities and their additional use for the community - As the University are going to vacate the site the proposal represents a worthwhile use of the site, otherwise dereliction will occur. - This application is to be supported as it continues to provide important green space for local sports activity - No objections if all the ideas about cycling, walking and environmental ideas are put in place, but would like to add a plea for the retention of 2 or 3 tennis courts
APPLICANTS POINTS Students are now paying for their education and expectations have risen. Students now 3xpect and demand top quality teaching facilities and accommodation. The University of Reading's Estates Strategy aimed to minimise the number of campus sites which is desirable in terms of estate management, administration and student experience.
Planning permission for up to 300 dwellings, which is the quantum that has been assessed by the EIA, although the indicative mix shown on the submitted illustrative masterplan is for 287 dwellings. This provides flexibility if, at reserved matters stage, the number of dwellings increases slightly due to a different layout or mix.
The proposal will retain 8.25 hectares of open playing fields for use by the University and the wider community. There is no formal changing provision for the Bulmershe pitches at present. It is intended that the University will make the Bulmershe pitches formally available to the community for the first time and construct a purpose-built pavilion. This will allow much better use of the pitches than existing. The sports fields benefit from an existing access point and car parking facilities on the north east of the site. The new sports pavilion has been located to make best use of the existing parking and access point. The site is clearly in recreational use as sports pitches and the provision of a pavilion is entirely in keeping with that established use.
The northern part of Highwood where it abuts the proposed development is not ancient woodland. The very western part of Highwood (where it is adjacent to the parish boundary) has a strip that may be ancient woodland but this is not adjacent to the development site. The proposed development is set back from the woodland with the closest proposed buildings being 17.5m and 20.5m from the southern boundary (plots 24 and 179 respectively). The closest retained building (converted student accommodation block) to Highwood is 12.3~1.The proposed development also respects root protection areas (black hatched area on Illustrative Masterplan) and all development is outside tree shadowing zones (areas shown within green dashed line on the Illustrative Masterplan). Improvements are proposed to the Bulmershe Local Wildlife Site (LWS). - - Ground level changes will be outside the root protection area of any trees to be retained. The Environmental Statement includes a tree cover matrix which quantifies the level of tree cover in years to be retained against those to be lost, and suggests the number of new trees required to be planted to offset the balance. Whilst this is not a recognised industry standard, FLAC have devised this matrix because there is no current industry standard for assessing arboricultural impact. New trees will be planted as part of the proposed development to enhance the proposed development and integrate it into its wooded surroundings. The applicant will propose long-living, large- growing species, such as oak, where there is space for structural tree planting
The redevelopment proposals would result in a reduction in non car trips and a reduction in vehicle movements. In addition to this, the development proposals include a commitment to provide enhancements such as improvements to the pedestrian route and bus facilities along the Woodlands Avenue frontage which would be secured within the S106. Car parking for the commercial and residential units are provided in accordance with Wokingham Borough Council emerging policy which allows for a higher level of provision than the existing guidelines. Provision has also been made for coach parking for the sports fields. The car parking requirements of the development proposal will be accommodated and contained within the application site.
Given the quantum of retail floorspace involved, any impact on the overall trading characteristics of local defined centres could only realistically be described as de minimis. The existing campus currently incorporates a convenience store and a cafe so the proposed development does not create entirely new retail floorspace and will upgrade existing retail facilities to ensure that the new residents can continue to meet their day-to-day shopping needs within a reasonable walking distance. The principal objective of the NPPF is to deliver sustainable economic development and by meeting needs locally, the proposal will deliver this and therefore should benefit from a presumption in favour of development.
The Woodley District Centre is likely to benefit from the increase in available expenditure associated with the proposed development as it will attract the new residents to undertake their bulk or main food shopping. Top-up shopping is undertaken on much more frequent basis for small day-to-day purchases and locating convenience facilities within easy walking distance for residents ensures that daily car based trips are not utilised to satisfy this need.
PLANNING POLICY
NPPF (Adopted 2710311 2) The National Plannins Policv Framework was published on 27 March 2012. This is a key part of ~overnmintrefirms to make the pianning system less complex and more accessible, to protect the environment and to promote sustainable growth.
Planning law requires that applications for planning permission must be determined in accordance with the development plan, unless material considerations indicate otherwise. The National Planning Policy Framework is a material consideration in planning decisions (Paragraph 2).
The document sets out three dimensions to sustainable development: economic, social and environmental (Paragraph 7). There is a presumption in favour of sustainable development (Paragraph 14).
A set of core land-use planning principles should underpin both plan-making and decision-taking (Paragraph 17). These principles include:-
- Proactively drive and support sustainable economic development to deliver the homes, business and industrial units, infrastructure and thriving local places that the country needs. Every effort should be made objectively to identify and then meet the housing, business and other development needs of an area, and respond positively to wider opportunities for growth. - Always seek to secure high quality design and a good standard of amenity for all existing and future occupants of land and buildings - Encourage the effective use of land by reusing land that has been previously developed (brownfield land), provided that it is not of high environmental value; actively manage patterns of growth to make the fullest possible use of public transport, walking and cycling, and focus significant development in locations which are or can be made sustainable
Housing applications should be considered in the context of the presumption in favour of sustainable development. Relevant policies for the supply of housing should not be considered up-to-date if the local planning authority cannot demonstrate a five-year supply of deliverable housing sites (Paragraph 49).
Local planning authorities should consider using design codes where they could help deliver high quality outcomes. However, design policies should avoid unnecessary prescription or detail and should concentrate on guiding the overall scale, density, massing, height, landscape, layout, materials and access of new development in relation to neighbouring buildings and the local area more generally (Paragraph 59).
Although visual appearance and the architecture of individual buildings are very important factors, securing high quality and inclusive design goes beyond aesthetic considerations. Therefore, planning policies and decisions should address the connections between people and places and the integration of new development into the natural, built and historic environment (Paragraph 61).
Existing open space, sports and recreational buildings and land, including playing fields, should not be built on unless: .an assessment has been undertaken which has clearly shown the open space, buildings or land to be surplus to requirements; or *.the loss resulting from the proposed development would be replaced by location: or .the development is for alternative sports and recreational provision, the needs for which clearly outweigh the loss (Paragraph 74).
Wokingham Adopted Core Strateqy (Adopted 29 January 2010) Policy CP1 - Sustainable development Policy CP2 - Inclusive communities Policy CP3 - General Principles for Development Policy CP4 - Infrastructure Requirements Policy CP5 - Housing mix, density and affordability Policy CP6 - Managing Travel Demand Policy CP7 - Biodiversity
Policy CP9 - Scale and location of development proposals This policy states that development will be acceptable in Major Development Locations because these locations have the greatest range of facilities and services which will also allow residents the greatest choice in modes to access them.
Policy CP13 - Town centres and shopping Policy CP17 - Housing Delivery This policy sets out how housing will be provided in the Borough. In order to meet the need to provide at least 13,230 dwellings in the plan period, the majority will be provided in the Strategic Development Locations. Sites to be identified in Major Development Locations = 550 (The sites to be identified in subsequent DPD's).
Wokinqham District Local Plan (Adopted 11 March 2004) WNC5: Protection and Management of Wildlife Heritage Sites WBE4: Landscape and Planting WBE5: Trees and New Development
Policy WLL5: Sites of Urban Landscape Value This policy states:-
Within the sites of urban landscape value, as defined on the proposals map, development will be strictly controlled. Land uses or built development that would have a detrimental impact upon any of the following will not be permitted:
(A) The visual prominence of the site from within, or views from outside, the urban area (B) The recreational or wildlife of the site and adjacent land (C) The special landscape qualities that make the site valuable to the historic character, townscape or urban form (D) Individual landscape features that contribute to the special landscape quality of the site (such as ponds, woodland, trees and hedgerows) where development could result in their removal or degradation
In the accompanying text it states: In the case of the Bulmershe area the character is greatly enhanced by the presence of a strong tree and shrub screen on the rear boundaries of and within the gardens of properties on the east side of Pitts Lane and Church Road. Therefore the protection afforded by the policy extends to these areas as shown on the proposals map and is intended to restrict inappropriate development that could adversely affect the character of the area as a whole. It is emphasised that inclusion within this policy designation does not affect the householders statutory permitted development rights and nor does it preclude normal domestic use of these garden areas.
Borough Design Guide (Adopted June 2012) Key urban design objectives include: - Retaining or enhancing the high quality of the built and natural environment - Responding appropriately to the existing character and identity of the area - Providing facilities to promote all forms of transport in particular walking, cycling and public transport - Providing functional, accessible, safe, secure and adaptable schemes - Making the most of the sites potential, minimising andlor mitigating environmental impacts - Contributing to the goal of reaching zero carbon development
Woodley identified as formal suburban in character:- - Typically house types and architecture in a consistent style. - Wide principal streets, either straight or gently curved - Streets mainly connected with limited use of cul-de-sacs - Detached and semi detached housing fronting onto streets with generally consistent buildings lines, regular gaps between buildings and a formal pattern - Front gardens generally enclosed
Woodlev Desiqn Statement (1). . Housing Development - All new housing developments should maintain the character of local area of Woodley. - - Open space and flora and fauna should be a key element of all new development. - Houses should fit comfortably in their surroundings without unnecessary intrusions on existing residents both in terms of architectural style, the environment and social and physical infrastructure. (2) Sport and Leisure -To develop sport and leisure facilities to meet local community needs. - To protect existing open spaces and sports facilities. (3) Open Space and Environment -Access to open spaces and views of and from them to be retained - Consider all opportunities to extend or add to existing public spaces and improve access to them.
Proposed Submission Managing Development Delivery DPD (June 2012) The MDD DPD will be the borough's second development plan document and will provide a greater level of detail about how the vision in the borough's adopted Core Strategy will be delivered in practice.
Public consultation on the Proposed Submission MDD DPD will run from 27 June to 4pm 22 August 2012. Assuming only minor changes are needed following consultation, the Council will submit its final draft of the MDD DPD to the Secretary of State in preparation for examination by a government Planning Inspector.
The estimated date for adoption after the Examination In Public is likely to be October 2013. Relevant policies include:- I CC03: Green Infrastructure, Trees and Landscaping. - X04: Sustainable Design and Construction X05: Renewable Energy and decentralised energy networks X06: Noise X07: Parking X09: Development and Flood Risk (from all sources) X10: Sustainable Drainage rB05: Housing Mix rB07: Internal Space Standards rB08: Open Space, sport and recreational standards for residential developments
rB09: Residential accommodation for vulnerable groups rhis policy states that the council will in principle support proposals which provide for he accommodation including:- ) Extra care homes 1) Proposals that allow the elderly and those with disabilities to remain in their own home or purpose built accommodation
rB21: Landscape character rB23: Biodiversity and Development
rB22: Sites of Urban Landscape Value rhis policy states:- 'lanning permission will only be granted for development proposals within or affecting jites of Urban Landscape Value where they demonstrate that they: (a) Retain and enhance the special landscape features and qualities that make the site valuable to the character, townscape and urban form (b) Minimise the visual impact of the development on the Sites of Urban Landscape Value (c) Protect, manage and enhance the sites capacity for informal recreation
n the accompanying text, with specific reference to Bulmershe, it states:- The combination of playing fields, open space with associated tree cover, woodland and 3llotments provides an open and undeveloped space between the settlements of Earley 3nd Woodley. The character of this SULV is greatly enhance by the presence of a strong tree and shrub screen on the rear boundaries of and within the gardens of lroperties on the east side of Pitts Lane and Church Road as well as the mature ~oodlandwithin High Wood to the south.
'olicy SAL02: Allocated housing development sites rhis policy lists the sites allocated for residential development in major and modest levelopment locations. Bulmershe Campus is listed as one of the sites within a major levelopment location, as an allocated housing site for the delivery of around 270 iwellings.
Yppendix 12: Additional guidance associated with the development of sites allocated in lolicies SALOI-SAL03 lists specific requirements for sites (although the lists are not :xhaustive). For Bulmershe Campus the requirements are:- a) delivery of around 270 dwellings b) provision of at least 30% affordable housing c) protection of the retained walls of former Bulmershe Court d) provides at least a 15m buffer around the Local Wildlife Site e) Delivery of land allocated in policy SALO4 as a contribution towards the sites requirement for open space under Policy CP4 9 Information supplied with the application demonstrating how it addresses any impacts on the environment and landscape of the area
SAL04: New Public Open Space associated with residential development within and adjoining the Borough.
Sustainable Design and Construction SPD (Adopted 28 May 2010) Companion Document to the Sustainable Design and Construction SPD (Adopted 28 May 201 0)
PLANNING ISSUES
The Site and Surroundinq Area 1. The site is approximately 17.6 Hectares in size and is currently used as a combination of academic buildings, student halls of residence and playing fields. The site is relatively flat with some embankments.
2. The University faculty buildings are located towards the north of the site closest to Woodlands Avenue, with the student accommodation located behind closest to the Highwood Local Nature Reserve. Ail the buildings are located in the western part of the site while the eastern part of the application site is used as private playing fields for University students. There are 13 separate buildings providing student halls of residence, with a total of 529 bedrooms. Campus buildings include academic buildings, a laundry, a convenience store, sports hall, a library students union, Bob Kayley Studio and Myra McCulloch Theatre. There are 18 existing residential units (use class C3) on site, comprising 12 flats and 6 houses which are University staff and market let.
3. The site has a large number of existing trees and hedgerows. The site is covered by a Tree Preservation Order which was created in 1951 and covers not only the site but the whole of Woodley. Given the age of the Tree Preservation Order, the landscape consultants visited the site with the Councils trees and landscape officers to identify and agree the important trees on site.
4. Within the Campus site there is the remains of a kitchen garden wall which was associated with the eighteenth century country house that used to be on site. English Heritage were asked to consider listing the wall, but confirmed on 22 December 201 1 that they had decided not to add the kitchen garden wall to the List of Buildings of Special Architectural or Historic interest.
5. Part of the site, consisting of playing fields, is within an area designated as a Site of Urban Landscape Value (SULV). This is an area protected because it is considered important to local character and amenity. While these areas are primarily important in landscape terms they also include areas of wildlife and recreational importance. The Bulmershe SULV extends from Bulmershe Allotments to the south, to the Reading Road allotments in the north. This focuses on a variety of urban open spaces that include sports pitches and an area of semi-rural park (Bulmershe Park) as well as the two extensive areas of allotments and also includes parts of rear gardens in Church Road and Pitts Lane. The SULV provides a gap between the suburban areas of Woodley and Earley. 6. The north eastern part of the site is crossed by high and low power lines (this covers an area including part of the playing pitch closest to Woodlands Avenue, most of the existing car park and part of the local wildlife reserve). A high pressure gas main runs close tb the eastern boundary of the site. Both the power lines and gas main have an easement area which are effectively no development zones. A water course is located along the western, southern and eastern boundaries of the site.
7. Highwood Local Nature Reserve adjoins the southern boundary of the site and consists of a mixed lowland woodland with a heathland area that is owned by Wokingham Borough Council and partly managed in partnership with the Friends of Highwood. There are footpaths leading into Highwood from Kingfisher Drive and adjoining the end of High Tree Drive, and provide access to a series of footpaths within Highwood.
8. Woodlands Avenue adjoins the northern boundary of the site. Beyond Woodlands \venue is open land within the Site of Urban Landscape Value which is owned by Wokingham Borough Council and also contains New Addington School, the GOALS site and the old Addington School.
3. To the east of the site is a local wildlife reserve, consisting of a pond, and a mixture of trees, shrubs and grassland. To the east is also Highwood Primary school, and residential properties in Kingfisher Drive. To the west of the site are residential oroperties in Church Road and High Tree Drive.
The Proposal 10. The planning application is a hybrid application for the entire project site and
- Up to 300 residential units (Use Class C3) (Although it should be noted that the illustrative masterplan shows 287 dwellings). These will be provided by new build houses and flats (203) and conversion of existing buildings (84).
- 60-80 bed residential care home. This would be maintained and managed by an independent care facility operator.
- 300sqm (GEA) of retaillcommercial floorspace (Use Class AIIDI). This involves provision of a shop and a cafe. Car parking and a delivery area for the shop will also be provided. It is stated that the retail unit would be a small scale facility to serve the immediate needs of the new population. There is an existing coffee shop and students union bar on Bulmershe campus. It is proposed to retain retail facilities on site by providing retaillcommercial floor space.
-Approximately 10.26sqm of open space
- New sports pavilion (678 sq m). This will provide changing rooms, a small multi- purpose function space, reception area and secure storage for the University's sports equipment. This would be used in connection with the 8.25 hectares of open playing fields which would be retained. The playing fields and sports pavilion will be served by the existing car parking area which will be modified to accommodate away team coaches. The design of the pavilion does not include the provision of a bar.
- Associated infrastructure, landscaping and access roads - Demolish the existing university buildings and remove and recycle all car parking and hard-standing areas with the exception of the six modern halls of residence built in the 1990s and the adjacent sports pitches.
11. Outline permission with access to be determined is sought for the entire site. Details of appearance, layout, scale and landscaping will be reserved matters, to be approved at a later date.
The outline element of the planning application seeks permission for:
4 bed 5 bed I I Sub Total 1 188 1 - 60-80 bed residential care home. - 300sqm of retaillcommercial floorspace (cafe and shop) - open space including play area
12. Full planning permission is sought for the change of use of six halls of residence buildings, erection of a new residential block and the construction of a sports pavilion. The project is for the conversation of six modern, four storey halls of residence buildings (Hollins, Faringdon, Huntley, Winchcombe, Penn and Mitford Houses. They will be converted into 84 apartments with a mixture of one, two and three bedroom apartments. It is proposed to develop an additional block of 15 apartments located within the centre of the converted apartments. The new apartment block with be three storeys.
Conversion Apartments
I- bed 1 26 2 - bed 1 26 1 3 - bed 12 I
I / Sub Total 1 84 I New Apartments
I- bed 6 2 - bed 9
Sub Total 15 13. Parking is shown as follows:-
I bed unit - 1 car space per dwelling 2 bed unit - 1.5 car spaces per dwelling 3+ bed unit - 2 car spaces per dwelling Visitors - Ispace per every 4 dwellings
372 parking spaces for the houses 150 parking spaces for the apartments 10 parking spaces will be provided for the retail 1 commercial units, located at surface level off Woodlands Avenue. 22 parking spaces will be provided for the care home. 74 parking spaces and 2 coach parking spaces will be provided for the sports pavilion (which will be located within the existing car park).
The precise parking provision will, however, be agreed with WBC at reserved matters stage.
Cycle parking will be provided for the different aspects of the development in accordance with WBC standards.
Principle of Development. 14. The site is within a major development area (Woodley). Policy CP9 of the Adopted Core Strategy states that development proposals (in addition to the Strategic Development Locations in policies CP18-21) within development limits will be acceptable in major development locations.
15. The accompanying text to the policy states that major development locations are those with the greatest range of facilities and services which also allow residents the greatest choice in modes to access them. It is within the development limits of these settlements where major development (including urban extensions within these limits) would be acceptable.
16. Policy CP17 of the Adopted Core Strategy states that 550 sites are to be identified in Major Development Locations. This policy states that the Council will through subsequent DPD phase and manage the release of allocated sites to ensure the overall targets for the Plan period are met.
17. Chapter 4 of the emerging Council planning policy document Managing Development Document seeks to address the requirements of the Adopted Core Strategy, particularly Policy CP17, by identifying sites to deliver housing. In the emerging Council planning policy document Managing Development Document DPD Policy SAL02: Allocated housing development sites Bulmershe Campus is listed as an allocated housing site within a Major Development Location for the delivery of around 270 dwellings.
18. The principle of development on this site is considered acceptable, particularly as the vast majority of the site is previously developed land, and the site is one of the councils proposed allocated housing sites, subject to compliance with policies within the NPPF and the Council's Adopted Core Strategy. Impact on the character and visual amenities of the area Existing development on the site has developed over many years, and consists of a mix of buildings of different sizes, heights and designs. Heights vary from one to four storeys in height, the vast majority of the educational buildings are flat roofed and of concrete construction, many of which have been extended over time. The residential buildings on site mainly have pitched roofs but the blocks vary in design and materials. The site currently occupied by buildings has a very institutional feel and so does have a very different character to the immediately surrounding area.
Views into the site are screened on one side by Highwood Local Nature Reserve. Trees and hedgerow within the site and on the boundaries of the site help to screen many of the buildings on site. Trees and hedgerow also screen views of the existing sports pitches on the undeveloped part of the site. Main views of buildings are along parts of Woodland Avenue and across the sports pitches.
The proposed development retains six of the residential blocks of students accommodation, which are set back a considerable distance from the road. Other than the conversion of these buildings, all other buildings would be new build and most lower in height than existing buildings.
The new build residential units are proposed in outline as part of this application. The plans show 203 new build units and 84 within the existing converted buildings (total 287) while the application seeks permission for up to 300 units in total. Based on the illustrative drawings, it is considered that the number of units proposed can be adequately accommodated on the site and that the scheme can meet the requirements of the Borough Design Guide in terms of separation distances and amenity space requirements. In addition, there is sufficient space available within the site to accommodate adequate car parking in accordance with the advice contained within the Council's Parking Standards Study.
The proposal has also been designed to include the retention of the former kitchen garden wall. This has affected the layout of the scheme but also gives it a degree of historical integrity. The effect of the wall retention is to extend the development across the car park which is within the strategic urban landscape (see below.)
The proposal meets the requirements of the Borough Design Guide in respect of the site and its local context by the retention of existing trees and hedges, improvements to the local wildlife site (Bulmershe Pond) and contributions to improve Highwood Local Nature Reserve and by the incorporation and retention of the historic wall on site.
The Design and Access Statement provides a full analysis of the site, including, amongst other things, topography, historical context, landscape character, ecology, local facilities and transport. It also includes a full study of the wider character of the surrounding area and that the area is predominantly residential with densities that are mainly low or low to medium. There is a mix of houses and apartments, mostly with a perimeter block layout.
The proposal has been designed to provide a central green corridor through the development, linking most houses to the playing fields which allows retention of trees, substantial areas of planting and also new planting as well as providing an arrival area for the development. The majority of the playing fields will be retained and a new sports pavilion provided so that there are satisfactory changing rooms and facilities.
The arrangement of the layout has been designed to incorporate perimeter blocks with the public realm outside the block and private space within the block, providing safe and secure back gardens and ensuring streets with active frontages. The majority of residential dwellings will be 2-2.5 storeys in height. The proposals include a sustainability strategy and energy strategy to improve sustainability and energy efficiency, and reduce carbon emissions.
Conversion of the modern halls of residence provides a more sustainable solution than demolition and rebuild of buildings. The new block of flats will be in the centre of the open area that the six existing blocks currently surround. The flats are sited furthest away from Woodlands Avenue and the main views from Woodland Avenue will therefore be of houses in keeping with the immediate area.
A care home is proposed that will be sited within the area enclosed by the existing kitchen garden wall. The siting of the care home will be similar to the siting of existing buildings currently on site, and allows more privacy for the care home. A new retail unit is proposed close to Woodlands Avenue to provide small scale retail facilities for the development.
It is considered that the proposal would create an interesting and attractive environment, whilst also providing a functional, accessible and secure development. lmprovements to pedestrian and cycle routes and bus shelters will encourage use of transport other than just the private car. lmprovements to the local wildlife.and nature reserves will result in biodiversity benefits as well as improvements to visual amenity and green infrastructure.
Impact on the Site of Urban Landscape Value Policy WLL5: Sites of Urban Landscape is a saved policy within the Wokingham Local Plan. This policy states:-
Within the sites of Urban Landscape Value, as defined on the proposals map, development will be strictly controlled.
Land uses or built development that would have a detrimental impact upon any of the following will not be permitted: (a) The visual prominence of the site from within, or views from outside, the urban area (b) The recreational or wildlife importance of the site and adjacent land (c) The special landscape qualities that make the site valuable to the historic character, townscape or urban form (d) Individual landscape features that contribute to the special landscape quality of the site, (such as ponds, woodland, trees and hedgerows) where development could result in their removal or degradation
The policy does not preclude all development - it states it will be strictly controlled but not prohibited altogether. The consideration to be made is whether proposals would have a detrimental impact on four identified tests.
It is worth considering that two planning applications, the new Addington School and the GOALs soccer pitches on the northern side of Woodlands Avenue were approved. While the aoalication for the school was treated as a soecial case and the GOALs application kvolved sports pitches, it is considered that the approval of these applications is relevant because:- (1) The new Addington School resulted in a new building with a floor space of 5600m2 and a car park with 80 parking spaces, (2) The GOALs application resulted in 12 floodlit all weather pitches, a pavilion with a floorspace of 354m2 and a car park with 140 parking spaces and a considerable area of the SULV being fenced off.
These two developments were considered to be relevant by Inspectors in later appeals on other sites at Pitts Lane and Church Road. It is of note that the new Addington School occupies an area larger than that proposed at Bulmershe campus and the GOALs scheme approximately an equivalent area.
The appeal at land to the rear of 36-50 Pitts Lane involved a proposal where most of the appeal site was within the SULV. This appeal was dismissed in 2009 and the issue of the SULV was discussed at length.
At Para 9 the lnspector states "Iacknowledge that the wording ofpolicy WLL5 does not entirely preclude new development within SULVs. That said, the importance of this wooded residential backland in helping to maintain the visual quality of the Bulmershe area was referred to in the 2001 Wokingham District Local Plan Inspector's report and within the wording of the policy's explanatory text. It was also a factor relied on by the lnspector when dismissing the most recent appeal in 2005. In my own judgment the site and the adjoining deep gardens to the north and south collectively play an important role in providing a natural and semi-rural planted fringe to the extensive open area at the core of the SULV. The perceived social value of such an extensive and informal open area in an urban context generally short on open areas is thus of a precious natural resource worthy of strong protection".
However at Para 10 he states" Nevertheless, in my view the new Addington special school and 12 floodlit soccer pitches and ancillary facilities built on the playing fields on the eastern side of Bulmershe Park (including mesh fencing and lighting) have led to a more noticeably urbanised character on that side of the SULV. This is especially so in public views from Woodlands Avenue to the south. By comparison the remaining mature treescape, and the scope for additional boundary planting on the appeal site on the western side of the Bulmershe area, are such that the insertion within the 1 ha appeal site of a low density development limited to no more than two storeys in height could be assimilated without material harm to the wooded fringe of the SULV as seen in distant views from the Woodlands Avenue direction".
While the appeal was dismissed, it was only because two of the proposed houses were too close to protected trees, not because building was proposed in the SULV. A subsequent appeal for the same number of houses was allowed recently.
A written reps appeal at Church Road also looked at the issue of the SULV.
In Paragraph 6 the lnspector stated:-
"New development is not entirely ruled out within the SULV. This is reinforced by the recent grant of planning permission at appeal for 10 houses at 34 Pitts Lane (Ref: - APP/X0360/A/11/2148730) following an earlier decision in 2009 (Ref: APP/X0360/A/09/2094754). However, that part of the SULV has become more urbanised due to the construction of a school and so this does not set a general principle that low density residential development elsewhere is acceptable. One of the two-storey houses at Pitts Lane would be about 14m from the boundary with Bulmershe Park but the intervening area would be a landscaped belt. This is materially different to the proposals as there would be limited scope for structural planting within the shallow external areas".
So while the appeal was dismissed in this case, it hinged on the inability to provide the necessary structural landscaping to soften the appearance of the proposal and integrate it within the SULV.
Taking account of the fact that the council has approved the New Addington School and GOALs in the SULV, and the Inspectors comments on the Pitts Lane and Church Road appeals, it is now appropriate to look at each of the tests in policy WLL5 of the Wokingham District Local Plan in turn with relation to the Bulmershe Campus application.
(?)The visual prominence of the site from within, or views from outside, the urban area The area of SULV where development is proposed is shielded to a large extent along Woodlands Avenue by hedgerow and Kingfisher Drive in the east by its wooded boundary. This is in direct contrast to the more open SULV on the opposite side of the road where New Addington School and the GOALs centre are located which has very open views across a large area. Also, when viewed from the public footpath in Highwood, hedgerow and the height and proximity of existing buildings mean the area of SULV proposed for development is not particularly noticeable. This also contrasts with the majority of sports pitches on site which are in more open views.
Views from Church Road and High Tree Drive are not relevant as views of the SULV are completely screened by the buildings on site. Views from Highwood are screened by the woodland. The existing stretch of trees east of the SULV land proposed for development sets out a boundary between the campus site and playing fields. This is reinforced by the fact there is a significant level change between these two areas, with the land proposed for development forming a made-up bund of land, distinctive from the level playing field beyond the tree line. Importantly, the proposal retains the tree band which separates and distinguishes the SULV land proposed for development from the playing fields.
(2)The recreational or wildlife importance of the site and adjacent land While it is indicated that part of the area is a sports pitch, it is not marked out as such. Part of the SULV has a car parking area on it, a hard surfaced tennis court and an artificial ski slope. The sports pitch does not appear as part of the recreational use of the site in the same way that the other pitches do, the car park provides a hard edge between the green area and any other part of the site, the tennis court is in a poor state, as is the artificial ski slope. It has very limited wildlife importance, other than the potential of the existing hedgerow that separates the area from the other pitches. Sport England has objected to the loss of the sports pitch, but they are in discussion about potential mitigation.
It should be noted that the pitches are not in public use, they are used by Reading University students. Part of the package of potential measures on this site will be improvements to pitches and public use of the pitches. This takes account of the recreational importance of the site and adjacent land - in fact it does more than that because it achieves increased recreational use of the land, which is part of the important functions of the SULV.
(3)The special landscape qualifies that make the site valuable to the historic character, fownscape or urban form The hedgerow and two specific groups of trees were considered to be important to retain as special landscape features on the site. The group of trees nearest to the road is visible in long views along Woodlands Avenue.
(4) Individual landscape features fhat confribufe to the special landscape qualify of the site, (such as ponds, woodland, frees and hedgerows) where development could result in fheir removal or degradation Again, as already stated, the hedgerow and two specific groups of trees were considered to be important to retain as special landscape features on the site. These can be retained and enhanced as part of the proposal. More landscaping at key points could be provided, and this could be achieved by a landscape strategy since this part of the proposal is in outline.
Improvements to Highwood, and improvements to public access to the sports pitches, would be part of a comprehensive package that would mitigate the loss of a small part of the SULV.
Communitv use of sports pitches At present the sports pitches are in private ownership and not available for communal public use. The pitches at Bulmershe are a private facility. Whilst there is some community use this is limited and there is no formal community usage arrangement.
It is proposed that the sports pitches will be available for use by the public. This will involve use at weekends, some use during the week and use outside of term times. The University anticipate that this will enable public use of the pitches for approximately 50 hours a month.
The public use will be all day on weekends and in the University's holiday period which runs from July to September. During term time the University will have priority use of the pitches, but the University have offered casual use of the pitches if they are not being used by the University - casual use of the sports facilities would need to be booked seven days in advance.
The applicant has committed to:- (1) a policy of affordable pricing which will ensure that prices are no greater than similar local authority run facilities in the area (2) equal opportunities of access on a first come first served basis (3) an easy and accessible booking system (4) marketing of the sports facilities for community use
The only limitation on use of the pitches will be a restriction to protect them from excessive wear.
The sports pavilion and car parking area next to the pitches will also be made available for community use. A formal agreement to allow the public communal use of the pitches is considered to be a positive benefit, which helps to compensate for the loss of an existing pitch and can be controlled by the s106 agreement.
Ecoloqv and Biodiversity The Countryside Officer (Biodiversity) has confirmed that he is satisfied that the proposals will not be det;imental to reptiles and amphibians or bats subject to conditions. He welcomes the improved ecological link between Highwood and Bulmershe Pond which includes an area of species rich grassland, and the improved SUDS scheme which includes at least 1 new wet pond.
Measures proposed in respect of Ecology and Biodiversity are summarised as follows:-
(1) Bulmershe Colleqe Pond Local Wildlife Site A scheme for the enhancement of the Local Wildlife Site based on the areas 1-4 identified in the Bulmershe College Pond Local Wildlife Site Management Objectives which are:-
- Conserving the existing biodiversity value principally the Common Lizards Slow Worms Smooth Newts and Toads - Creating more diverse habitats to promote an increase the floral and faunal diversity - Connecting the Bulmershe College Pond Local Wildlife Site to High Wood as part of the eastern boundary wildlife area as proposed in the Environmental Statement - Integrating access and biodiversity so that it is a more pleasant experience walking along the path - Providing opportunities for education - Providing opportunities for Local People to become involved with the future of the site through for example habitat management learning about and recording wildlife
The detailed scheme shall further and meet the core aims of the current Wokingham Biodiversity Action Plan and will:- - Identify the extent of the wildlife resource in the Bulmershe College Pond Local Wildlife Site and set out a plan for its protection management and enhancement - Provide educational resources for local schools whereby an awareness of the issues affecting local biodiversity can be explored - Encourage community involvement and action in the management of the site and in identifying and recording local wildlife populations and - Promote management of the LWS that will be sympathetic to wildlife
The aims for the four areas are summarised below:-
Area 1: Rough Grassland This area supports the only known Lizard and Slow Worm populations in the LWS. Toads (a UKBAP species) have also been recorded here. This area is also likely to be part of the terrestrial habitat for Smooth Newts that breed in the pond to the south. This area will be retained as rough grassland in order to provide a continuity of habitat for Common Lizards Slow Worms and Toads
Area 2: Old Field under Brambles and Willow This area is the core area for habitat restoration/creation and management that will provide the best biodiversity gains.The aims for this area are to increase its biodiversity to provide an increased area of habitat for Lizards, Slow Worms and amphibians. It is proposed to:-
- Enhance the connection between the reptile and amphibian populations in the LWS and to the habitat corridor proposed in the Environmental Statement along the eastern boundary of the site to High Wood and increase the diversity of invertebrates that can use the area - Management to achieve these aims will include - Treatment of willow stumps to prevent re-growth - Building a hibernacula for reptiles in a sunny sheltered area - Clearing all willow scrub as far as practicable - Clearing up to 80% of bramble scrub - Establishing a grassland with a diversity of plant species and subsequently managing it as habitat for reptiles and amphibians by mowing one third two to four times annually on a three year rotation with strimming of the grassland edge approximately once every three years - Reducing the hedge along the path to provide views over the new habitat and make the path a more pleasant route to walk
Area 3: Scrubbed over Permanent Pond Aims for this area are:- - Clearing of up to 80% of willow scrub; and - Excavating a small new pond detached from the existing pond - Removal of accumulated silt as appropriate to be undertaken over the Staged Works Period Management of the existing pond and the creation of a new one will provide a better future for the breeding amphibians here (toads smooth newts and possibly frogs)
Area 4: Scrubbed over Seasonal Pond Clearing willow scrub in Area 3 and 4 (complete removal of some trees and others brought into management) is needed to open the ponds up to light and warmth. A reduction in leaf and branch fall will slow the infilling of the ponds and the removal of trees should reduce transpiration thereby slowing drying out
Long-Term Arrangements for Bulmershe College Pond Local Wildlife Site On completion of the works detailed in this Schedule to the reasonable satisfaction of the Council to transfer the freehold of the Bulmershe College Pond Local Wildlife Site area to the Council
(2) Hiqhwood Land to the south of the Application Site known as Highwood is in the ownership of Wokingham Borough council and designated as a ~ocalNature Reserve and a~ocal Wildlife Site.
The Council's Countryside Officer (Biodiversity) advised that the submitted botanical survey of the site states that at least part of the site is Ancient Woodland (most likely the western half of the site which abuts the development site). The Countryside Officer considered that the proposed development is likely to have a long term adverse impact on the ecological value of Highwood due to increased recreational pressure and througt the increase in the number of dwellings directly adjacent to the site. It is noted that for many years University students and staff at the campus have also had access to the -- - -- woods for recreational use. The scheme envisages that the mitigation of these impacts would be through a contribution to the management of Highwood but does not address the need to establish a 15m minimum conservation buffer between the new development and the ancient woodland site. However, the northern part of Highwood, where it abuts the proposed development, is not ancient woodland and the very western part of Highwood (where it is adjacent to the parish boundary) has a strip that may be ancient woodland but this is not adjacent to the development site. As such, the Biodiversity Officer has agreed that the 15 metre conservation buffer from Highwood is not required.
The proposed development is set back from the woodland with the closest proposed buildings being 17.5m and 20.5m from the southern boundary (plots 24 and 179 respectively). The closest retained building (converted student accommodation block) to Highwood is 12.3m. The University state that the proposed development consequently provides a generous buffer zone from Highwood.
A-contribution of £46,806.00 is proposed, for improvements to Highwood. The potential improvements are not set out and it would be for the council, in consultation with the Friends of Highwood, to determine how the money should be spent to improve Highwood.
Trees and Landscape
A tree survey was submitted with the planning- application.. and identified a total of 198 individual trees, as well as 78 tree groups, 2 areas of woodland and 7 hedgerow. Trees on the project have been assessed in accordance with BS5837:2005.
Bulmershe Campus is covered by a site-wide TPO (311951). While many trees on site are subject to protection by the Tree Preservation Order, due to the age of the TPO which was made in 1951 it was necessary to assess trees on site to consider their quality and value. As part of the Section 106 package, the University of Reading have agreed to a contribution of£10,000 which will allow the TPO to be reviewed and brought up to date.
Whilst it is proposed that a number of trees would be removed to facilitate development, this comprises a manageable proportion of the existing tree stock, drawn from among the moderate to low quality elements. A total of 20 individual trees and 5 tree groups are shown to be removed.
This means that 178 individual trees and 73 groups will be retained which comprises the majority of trees on site. In addition a comprehensive landscaping scheme is proposed which will include at least 185 new trees.
A 2m high embankment and hedgerow provides a natural separation between the mainly built up area of the site and the playing fields.
The proposal is considered to be acceptable as the majority of trees will be retained, including all that were identified as significant by the Council. The proposal also includes new landscaping and therefore can integrate successfully with the area. Subject to the satisfactory completion of the Section 106 Agreement, there will be a further benefit from the contribution to review and update the Tree Preservation Order.
Archaeoloqv and Cultural Heritaqe There are no Scheduled Monuments, listed buildings, Historic Parks and Gardens or Registered Battlefields are situated within or in close proximity to the application site. The application site does not fall within a Conservation Area or an area of high archaeological potential identified in the Local Plan.
A high potential for structural remains associated with the former Woodley House is identified in the region of the former building complex. However, these remains may have been partially removed or truncated during the construction of the Berkshire College of Education. Given this potential, the report submitted by the applicants recommends a programme of archaeological work to determine the presencelabsence, nature, significance and preservation of buried heritage assets within the proposed development area.
Woodley House was built on the site in 1777. The house was purchased in 1789 by Henry Addington, who was Speaker of the House of Commons and for a short time Prime Minister. Over the years the house changed ownership and the name was changed to Bulmershe Court. The house was used by the Ministry of Defence during World War 11. By 1960 the house was derelict, and was demolished in 1962. The Berkshire College of Education, run by Berkshire County Council, opened on site in 1964, principally as a centre for teacher training. The College expanded and became Bulmershe College in 1975 and merged with University of Reading in 1989.
While the building was pulled down, the walls of the former kitchen garden were not, although sections were removed when new buildings were constructed on site. Walled gardens were constructed to supply the associated house with produce and cut-flowers. The wall at Bulmershe Campus was first recorded in 1796 and a large proportion of the wall still remains. Given the age of the wall, and that it had attractive features, it was considered that the wall contributes to the character and appearance of the area and should be retained. While its retention was negotiated with the University, it was considered worth asking English Heritage if the wall should be listed.
The selection criteria for walled gardens such as the one at Bulmershe are set out in English Heritage's Garden and Park Structures Listing Selection Guide (April 201 1). The Selection Guide is clear that walled gardens may still be of a listable quality in their own right if other parameters are met including early date, design interest in plan-form (other than the usual square or rectangular form) and intactness (including the retention of glasshouses and other associated structures.)
English Heritage made the following comments in respect of the wall:
"The Bulmershe walled garden, is of pre-1840 date, where there is a presumption to list substantially intact buildings and structures. The walled garden is no longer intact given the loss of approximately one quarter of its circuit and retaining none of its glasshouses or sheds. The walled garden does have some good qualities with attractive original brickwork contributing positively to the local landscape and as the one surviving component of the garden of the former big house. The two original gateways, particularly the handsome treatment of the north-east gate, add further interest. "
While English Heritage decided that the Bulmershe walled garden is not of sufficient special interest to recommend it for listing they did state that it clearly possesses strong local interest claims. The retention of the wall is considered an important element in ensuring an acceptable scheme on the site, which is important to point out in this report given that the reserved matters application will not be submitted by the University of Reading.
The existing wall, identified as having strong local interest, will be retained and utilised as part of the proposal. Subject to the satisfactory completion of the Section 106, which secures retention of the wall, works to improve the wall and an interpretative board outlining the historical provenance of the Former Kitchen Garden Wall the proposal is considered acceptable.
Hiqhwavs and Transportation Bulmershe campus does currently contribute to car volume on the local road network with many of the University's staff, visitors and students driving to the site. Traffic surveys undertaken in March 201 1 indicate that the site generates over 500 vehicle movements during each of the morning and evening peak periods. The proposals for the site would generate fewer car trips throughout the day, including the peak periods Traffic levels along the local roads and junctions would therefore be reduced when compared to existing levels.
Three access points are proposed to the new housing development, while the existing access point to the existing car park on the eastern boundary of the site will be retained.
The nearest train station is 1.3 kilometres away at Earley and there are three bus services (12, 13a and 14) which run along Woodlands Avenue to the north, providing direct links to Reading city centre and Woodley and also existing pedestrian and cycle links in the nearby area. The internal layout of the development ensures that all new dwellings are located within 400m walk of existing bus stops.
Foot and cycle ways into the development from the Woodlands Avenue frontage will be improved. This will include upgrading the southern footway along the Woodlands Avenue frontage to a 3m wide shared use footwaylcycleway. New bus shelters (to include real time information) at the bus stops along Woodlands Avenue opposite the site access are also proposed.
4s well as direct works proposed by the applicant, a contribution of E 175,000.00 is proposed to:- - Upgrade the existing footpath along the south and east side of Kingfisher Drive to provide a shared footwaylcycleway to improve accessibility for journeys towards Earley Rail Station - Upgrade of the existing footway along the south side of Beechwood Avenue to provide a shared footwaylcycleway to improve accessibility between Bulmershe Secondary School and Woodley Shopping Centre
4ccess into Highwood, to the south of the application site, is also proposed as part of the application. The application retains the existing permissive pathway around the playing fields.
The proposal will not result in an increase in traffic movements as there is already a large educational institute and several blocks of student residences on the site which ~eneratetraffic movements. A number of improvements to footpaths and cycleways are dentified, as well as improvements to bus shelters including real time information to Sncourage use of public transport are offered as part of the Section 106. This will involve a combination of works directly carried out by the developers and contributions towards further works. A travel plan has also been provided to further encourage use of transport other than the private car.
Subject to the completion of the Section 106 which includes details of works, contributions and the travel plan, the proposal is not considered to be detrimental to highway and pedestrian safety and therefore is acceptable.
Flooding and Drainage The Strategic Flood Risk Assessment (SFRA) for Wokinoham Borouah Council shows the projectsite to be within Flood zone I(LO& ~robabilit;)and indicates that there have been no recorded problems over the site or surrounds from more localised flooding.
Residential development is considered to be appropriate for locations in Flood Zones 1 and 2. The project site is located within Flood Zone 1 and therefore residential development is considered to be an appropriate land use for this location. However, the size and extent of the project and the potential adverse effects on the surface water runoff regime requires completion of a Flood Risk Assessment to ensure that appropriate mitigation is incorporated so as to prevent an increase in flood risk from surface water sources over the site and surrounding areas.
The project could impact upon surface water quality, surface water and flood risk, surface to subsurface flow, and water resources. During the construction phase there is potential for an adverse effect on surface water quality and on surface water and flood risk. There is also the potential for an adverse effect on subsurface flows and on water resources.
Mitigation measures during the construction phase include a Construction Environmental Management Plan (CEMP), temporary surface water drainage arrangements, an agreed methodology for the excavation of materials and construction of foundations and consideration of the inclusion of measures that improve the efficiency of water use and disposal.
Mitigation measures during the operational phase include the maintenance and management of surface water quality and emergency spill containment measures and the inclusion of petrochemical interceptors and silt traps. A surface water drainage strategy is incorporated into the project, with this including ponds and swales together also with areas of permeable pavement. Measures to promote the re-use and recycling of water within the project will be incorporated so as to reduce overall demand. Measures to reduce the consumption and discharge of water from the project will also be encouraged.
Subject to conditions to secure satisfactory drainage and SUDS measures, the proposal is considered acceptable.
Enerqv and sustainability Consideration has been given to reducing the energy demand of the project and the best method to achieve a minimum of Code for Sustainable Homes Level 3 for the new build dwellings. The Code for Sustainable Homes Level 3 requires a 25% reduction in COzemissions arising from heating, hot water, lighting, unregulated energy and cooking for a dwelling over the permitted emissions allowed by the Building Regulations Part LIA 2010. The buildings converted to dwellings will meet Building Regulations Part L1B 2010. The care home, retaillcommercial unit and the sports pavilion will meet Building Regulations Part L2A and achieve a minimum of BREEAM rating of "very good".
The following measures will be incorporated: -Approximately 10% of C02 emissions reduction will be achieved by the choice of building materials used on the new development elements and their composition. However it is noted that this will be more difficult on the conversion element; - Photovoltaic panels (PVs) will be installed at roof level to the housing and the conversion dwellings, and the use of Air Source Heat Pumps for the retail Icommercial units will reduce energy demand by 10% across the site; and - Fabric improvement to the development will help lower the energy demand from the buildings. The inclusion of higher efficiency building services equipment such as boilers, controls, as well as fans, used for ventilation will help reduce energy demand by 24% or more.
It is considered that the details provided demonstrate that the proposal will meet the requirements of the Councils Sustainable Design and Construction SPD and subject to a condition that the development meets a minimum of Code 3, the proposal is considered acceptable. Air Quality WBC designated an Air Quality Management Area (AQMA) encompassing properties along the M4 and along part of the A329 where it passes under the M4. The project site is not located within a designated AQMA.
The most important consideration during the construction phase is nuisance dust. Without appropriate mitigation, nuisance dust could cause soiling of surfaces, particularly windows, cars and laundry. The mitigation measures provided will ensure that the risk of nuisance dust effects is reduced to a minimum.
Once the project is operational, arrivals at and departures from the project may change the number, type and speed of vehicles using the local road network. Emissions from combustion sources, associated with the on-site provision of heat and power, and changes in road vehicle emissions are the most important considerations during this phase of the development. Concentrations of the key traffic-related pollutants have been estimated, with and without these changes in emissions.
The estimates suggest that the changes in pollutant concentrations are likely to be im~erce~tibleand the estimated concentrations are within the standards set at a na'tional'level for the protection of human-health. Pollutant concentrations at the fa~ades of proposed receptors are also within the standards set at a national level for the protection of human-health and the site is deemed suitable for its proposed use. Overall, the effect of the development on air quality at existing locations is expected to be negligible.
Healthcare The site lies within the Woodley area and the Woodley Centre has capacity for 12,600 patients while nearby surgeries have capacity for 99,000 patients.
Given the size of the provision in the area, the proposal is not considered to have a significant effect on healthcare provision. It is also likely that students on the campus uGlised existing healthcare provision.
While Berkshire NHS has asked for a financial contribution, they have stated that the increase in patient population from the above development could be accommodated within the practices in Woodley. They have also stated that until they are clear on final numbers of all proposed developments in the area, they cannot confirm the exact requirements. Given that the increase in patient numbers from this planning application could be accommodated in existing doctors surgeries a contribution can not be justified in this instance. In addition, at present, the requirement for a contribution NHS is not included in the Council's Planning Advice Note but this is an area that the Council will be considering to address in the near future.
Construction and Implementation The overall construction programme is currently scheduled to commence in 2014, running until 2018. The construction of the development would commence with the demolition of the existing buildings on site and the construction of each building in the sequence set out below.
Site Preparation: Site preparation, including perimeter hoarding, tree protection measures and pre demolition checks. Demolition of all buildings with the exception of the 6 student conversion blocks and clearance of the site. It should be noted that the historic wall will also be retained.
Phase A: Construction of sports pavilion and associated parking. Phase B: Construction of 113 residential houses and associated parking- and landscaping. Phase C: Conversion of existing student halls to provide 84 apartments. Phase D: Construction of 29 residential houses and the care home, associated parking and landscaping. Phase E: Construction of 19 residential houses, associated parking and landscaping. Phase F: Construction of 300 sqm commercial floorspace, associated parking, loading bay and landscaping. Phase G: Construction of 22 residential houses, associated parking and landscaping. Phase H: Construction of 3 residential houses, associated parking and landscaping.
It is proposed that a Construction Environmental Management Plan (CEMP) will be developed by the appointed Principle Contractor which will be submitted to WBC, prior to demolition commencing. Should separate contractors be employed for the demolition and construction works, then each contractor will be required to produce a CEMP for their element of work.
Infrastructure A new residential development of the scale proposed within an urban setting will clearly have some considerable impact on the existing resources and their capacity to cope with the inevitable pressure from the people living in the new homes and the overall quality of life in the locality. The Council's approach is to negotiate infrastructure contributions to mitigate the impact of development in line with the Council's Planning Advice Note (PAN) as revised in November 2010.
PAN requirements are based on the illustrative masterplan for 287 dwellings and mix of dwellings given (42 I-bed, 55 2-bed, 78 3-bed, 75 4-bed and 37 5-bed) have been used to negotiate an appropriate package of mitigation from the impact of the development.
As discussed above in negotiating the impact of development it has been important to understand the nature of the regeneration and development proposed by this scheme and in particular the proposed sports, recreational and green infrastructure investment that the local community has welcomed.
The detailed infrastructure contributions are set out below.
(1) HIGHWAYS AND TRANSPORT The report sets out the scheme of works proposed to mitigate this development. These include transport works and contributions to a value of £300,000 and a travel plan.
(a) Works to be provided by the applicant to enhance the provision of journeys by foot, cycle and public transport in the vicinity of the proposed development as follows:- - Upgrade the southern footway along the Woodlands Avenue frontage to a 3m wide shared use footwaylcycleway
- Provide new bus shelters (to include real time information) at the bus stops along Woodlands Avenue opposite the site access
(b) A contribution of the. sum off175,000.00 towards improvements to footpaths and cycleways as follows:- - Upgrade of the existing footpath along the south and east side of Kingfisher Drive to provide a shared footwaylcycleway to improve accessibility for journeys towards Earley Rail Station - Upgrade of the existing footway along the south side of Beechwood Avenue to provide a shared footwaylcycleway to improve accessibility between Bulmershe Secondary School and Woodley Shopping Centre
(c)Travel Plan The develooer will imolement and fund the reauirements of the Travel Plan throughout 'the deve~d~mentperiod as well as'funding the initiatives and the monitoring of the Travel Plan. The developer will also fund the implementation of further measures if targets are not being met. These commitments will be secured within the S106 Agreement which will accompany the development.
Measures within travel plan to include:- - A Travel Plan Co-ordinator will be appointed. - improve travel information, - promote public transport, walking and cycling, - develop car sharing and - monitoring and review of the travel plan
Cost of direct works approximately f 125,000 Contribution off175,000 Travel Plan measures f 145,000
TOTAL HIGHWAYS AND TRANSPORT = £445,000 . , As with any large development there will be implications for local education provisions in terms of school capacity and wider education requirements. This has been discussed in detail with the applicant and taking into account the local school situation and the phasing of development the following contributions have been offered and are considered acceptable. These include a consideration for special education needs as part of the overall school population.
Education contributions
(3) LEISURE, RECREATION AND SPORTS FACILITIES The PAN sets out clear requirements for leisure, recreation and sport facilities taking into account the sports led nature of the proposal the following package has been negotiated with the applicant. These are direct and indirect payments.
Childrens play space and amenity open space to be provided on site by the applicants and retained by them and managed by a Management Company
Childrens play space - on site provision, with specification for NEAPlLEAP in section 106 plus details of management and maintenance. One LEAP - specified in Sec 106 as a local equipped area for play with provision for a minimum number of six play experiences and incorporating LAP facilities to be provided on the Application Site with a minimum area of 700m2
Instead of the swimming pool and sports hall contributions, the University propose a Woodley Sports and Leisure Contribution of £199,218.71. Section 106 states -To pay the Woodley Sports and Leisure Contribution on or before Commencement of Development of the Pavilion Building for utilisation by the Council towards sport and leisure facilities within the Woodley area to complement the Sports Pitch Provision secured under this Deed.
(4) COUNTRY PARKSlBlODlVERSlTYlCOUNTRYSIDE ACCESS Biodiversity - A scheme for the enhancement of the Local Wildlife Site (Bulmershe Pond) has been prepared. This scheme, set out in a schedule of the Section 106 Agreement, will be carried out by the applicants and the land transferred to Wokingham Council. The site would be maintained in conjunction with the playing pitches. Works aim to conserve existing biodiversity, create more divers habitats and connect the Local Wildlife Site to Highwood. This will also provide an educational resource for local schools. Accept restoration of Bulmershe Pond in lieu of Section 106 subject to agreement of schedule of works set out in Section 106.
Countryside Access - £48,808.00 offered. In consultation with Friends of Highwood improvements to be carried out to Highwood.
In view of the scale of biodiversity and countryside improvement proposed in and around the site the applicant is not offering a contribution to Country Parks. On balance and taking into account the scale of recreational investment from this scheme this is considered to be acceptable.
(5) LIBRARIES The applicant has agreed to make the library contributions as per the PAN requirements. A contribution of £61,673.63 is proposed.
(6) TREE PRESERVATION ORDER contribution of£10,000 agreed to review the 1951 Tree Preservation Order
(7) AFFORDABLE HOUSING
Policy CP5 of the Core Strategy requires 30% affordable housing on previously developed sites in Major Development Locations. A condition is proposed to secure the delivery of 81 affordable units on site (30%) and the mix is further secured via a S106 agreement.
Section 106 Agreement includes in summary:-
- Affordable housing to be offered to a PRP or Local Housing Company - Land to be transferred to PRP or Local Housing Company - Dwellings to be provided in accordance with Affordable Housing Strategy - Land to be transferred on the basis that the land be used for no purpose other than the provision of affordable housing (exceptions are listed including owners of shared ownership properties who have stair cased and own 100%) - No change of tenure to affordable rented or open market dwellings without consent of University and the council
CONCLUSION
This proposal for the development of the University of Reading's Bulmershe Campus proposes a good quality well laid out mixed use scheme. The desire of the University to provide long lasting enhanced community sport facilities, the enhancement of Highwood and the provision of a new nature conservation area for use by the primary school alongside sustainable transport measures will all serve to enhance the proposed new housing area. Along with the local shop and extra care housing this will all contribute to the quality of life in the Woodley area. Subject to the completion of a satisfactory Section 106 Agreement to secure the infrastructure improvements set out in the committee report, the proposal is considered to be acceptable and therefore recommended for approval.
NB All reports seek to identify environmental, community safety, customer care and equal opportunities implications. Consultation with residents and organisations which has or is about to take place, will also be reported Service Telephone Email Development / 01 18 974 6428 16429 1 [email protected]