Development No weeks on Parish Ward Listed by: Control Ref No day of cornmiftee RMl20 1012576 44 Shiinfield Shinfield South

Applicant Bovis Homes (Mr. Robin Gray) Location Land between Woodcock Lane, Basingstoke Road and Grazeley Road, Three Mile Cross Proposal This is a Reserved Matters application pursuant to outline consent 01200712268, comprising details of siting, design (including floor space, height, massing, internal layout and refuse storage and disposal facilities) and external appearance of the buildings, the means of access and landscaping. Type Reserved Matters PS Category 1 - Large Scale Major Development Officer Jennifer Seaman

FOR CONSIDERATION BY Planning Committee on 19110111 REPORT PREPARED BY Head of Development Management

SUMMARY The application is a reserved matters application showing 272 dwellings with associated internal roads, parking, landscaping and open space. This reserved matters application comprises details of siting, design, external appearance and landscaping.

The original outline planning permission, reference 01200712268, was for residential development at a minimum density of 30 dwellings per hectare, plus creation of new vehicular accesses, footpath links, cycleways and public open space. An illustrative site layout drawing PP562lP101-00 Rev K showed a total of 272 dwellings, with a mix of dwellings consisting of 32% of 4 and 5 bed houses, 21% of 3-bed houses and 47% of 2 bed houses and 1-2 bed flats. A number of conditions restricted the form of development and the proposed reserved matters have been assessed against these very specific criteria which are set out in greater detail within the body of the report.

The details provided are considered to be substantially in accordance with the illustrative site layout as required by condition 2 of outline consent 01200712268. The proposal is for 272 dwellings and therefore meets the requirements of condition 3. The dwelling types and mix meet the percentages required by condition 36. A maximum of ten units will be 2.5 storeys in height.

It should be noted that there have been some alterations to the illustrative site layout which are as listed below:-

- The second access point from Grazeley Road proposed for pedestrianslcyclists only is deleted. (Members are reminded that members of the Planning Committee at the time the planning application was considered required the change from vehicular access to pedestrianlcycle access only. -Access will instead be provided to Plots 82-95 and the parking areas for Plots 96-100 from the spine access which runs through the site. Other shared driveways will also be provided to Grazeley Road as shown on the illustrative site layout at outline stage. -The heights of buildings are generally lower than the ridge heights of buildings shown on the illustrative site layout. Otherwise the Reserved Matters as proposed are considered to be substantially in accordance with the illustrative layout plan and the proposal is therefore considered acceptable. It is considered that there could be greater variety in terms of house design, although the amount, layout and heights are considered acceptable, so the form of what is proposed is considered acceptable, but more information is needed on the finer detail. It is considered that more detail is also required with respect to landscaping, although it is clear where areas of landscaping are or can be, but more detail is needed and the applicants have been advised that this needs to be resolved as part of the conditions application which has been submitted but not yet determined.

It should be stressed that the outline planning application was approved before the adoption of the Core Strategy and before the principles of SDL development were proposed and incorporated into the adopted Core Strategy. While the proposed development is not of the quality expected within an SDL location, and does not provide the infrastructure required within an SDL location, account has to be taken of the fact that there is a long planning history on this particular site and an approved outline planning application on the site.

PLANNING STATUS Strategic Development Location (South of the M4) SPA-7KM Groundwater zones Allocated Housing site in the Wokingham District Local Plan

RECOMMENDATION APPROVAL, subject to the following condition

This permission is in respect of plan numbers and documents listed below. The development hereby permitted shall be carried out in accordance with the approved details unless otherwise agreed in writing by the Local Planning Authority.

Supportinq Documents FSPI0-732-1 Development Schedule FSP10-732-15 Rev C Design and Access Statement - Addendum FSPI0-732-20 Rev A Style Sheet

Site General FSP 10-732-50 Site Location Plan FSP 10-732-SK55 Sketch Layout FSPI0-732-55 Rev W Planning Layout FSPI0-732-55 Rev T Planning Layout (CAD FILE) FSP 10-732-57 Rev A External Works Layout FSPI 0-732-58 Rev A Planning Layout with Garden Dimensions FSPI0-732-60 Parking Strategy FSPI 0-732-65 Means of Enclosure Strategy

Plans and Elevations FSP10-732-110 Rev A Plot 21 1 3MX Floor Plans FSP10-732-115 Rev A Plot 21 1 3MX Elevations FSPIO-732-120 A438 3MX Floor Plans FSPI0-732-125 A438 3MX Elevations FSPI 0-732-130 A457 3MX Floor Plans FSPI0-732-135 A457 3MX Elevations FSPI0-732-140 A534 3MX Floor Plans FSPI0-732-145 A534 3MX Elevations FSPI0-732-1 50 Rev A A525 3MX Floor Plans FSPI0-732-1 55 Rev B A525 3MX Elevations FSPI0-732-160 A551 3MX Floor Plans FSPI0-732-165 A551 3MX Elevations FSPl0-732-180 Rev A FDS2 3MX Floor Plans FSPI0-732-185 Rev B FDS2 3MX Elevations FSPI0-732-200 Rev B FDS3b 3MX Floor Plans FSPI0-732-205 Rev C FDS3b 3MX Elevations FSPI0-732-230 P302 3MX Floor Plans FSPI0-732-235 P302 3MX Elevations FSPI0-732-250 P202 3MX Floor Plans FSPI0-732-255 P202 3MX Elevations FSPI0-732-260 P404 3MX Floor Plans FSPI0-732-265 P404 3MX Elevations FSPI0-732-270 Rev A SESH 2001 3MX Floor Plans FSP10-732-275 Rev A SESH 2001 3MX Elevations FSP10-732-280 Rev A SESH 3010 3MX Floor Plans FSPI0-732-285 Rev A SESH 301 0 3MX Elevations FSPI0-732-300 Rev B SESH 4003 3MX Floor Plans FSPI0-732-305 Rev A SESH 4003 3MX Elevations FSPl O-732-310 Plots 124-132 3MX Ground Floor PIan FSPIO-732-311 Plots 124-132 3MX First Floor Plan FSPI0-732-31 2 Rev.B Plots 124-132 3MX Second Floor PIan FSPI0-732-31 5 Rev B Plots 124-132 3MX Front Elevation FSP10-732-316 Rev C Plots 124-132 3MX Rear Elevation FSP10-732-317 Rev C Plots 124-132 3MX Flank Elevations FSPIO-732-320 Plots 175-195 3MX Ground, First and Second Floor Plans FSP10-732-325 Rev c Plots 175-195 3MX Elevations FSPl O-732-380 FDS 5 Floor Plans FSPI0-732-385 FDS 5 Elevations FSPI0-732-390 FDS 6 Floor Plans FSPIO-732-395 FDS 6 Elevations FSPI0-732-400 Plots 261 & 270, H422 Floor Plans FSPI0-732-405 Plots 261 & 270, H422 Elevations FSPIO-732-410 Plot 272, H426 Floor Plans FSPI0-732-41 5 Plot 272, H426 Elevations FSPI0-732-420 Plot 269, H431 Floor Plans FSP 10-732-425 Plot 269, H431 Elevations FSPI0-732-430 Plot 260, 264 & 271, H432 Floor Plans FSPI0-732-435 Plot 260, 264 & 271, H432 Elevations FSPI0-732-440 Plots 263 &262, H531 Floor Plans FSPI0-732-445 Plots 263 &262, H531 Elevations

Garaqes and Bin Stores FSPI0-732-600 Single Garage Plans and Elevations FSPI0-732-601 Double Garage Plans and Elevations FSPI0-732-602 Shared Double Garage Plans and Elevations FSPI0-732-603 Shared Double Garage 2 Plans and Elevations FSPI0-732-604 Shared Triple Garage Plans and Elevations FSPI0-732-605 Plot 124-132 Bin and Cycle Store FSPI0-732-606 Plot 175-195 Bin Store FSPI0-732-607 Pergola Details

Street Scenes FSP10-732-700 Rev D Pro~osedStreet Scenes A-A & B-B FSP10-732-710 Rev E ~robosedStreet Scenes C-C & D-D FSP10-732-720 Rev D Proposed Street Scenes E-E & F-F FSPIO- 732-730 Rev C Proposed Street Scenes G-G & H-H FSP10-732-740-RevC Proposed Street Scenes J-J

Reason: To ensure that the development is carried out in accordance with the application form and associated details hereby approved.

PLANNING HISTORY 98167547 I Erection of I00 residential units. Appeal against non 1 1 determination, withdrawn ~ovembk;1999; I 0/2002/7136 Residential development of 270 units. Appeal against non determination, withdrawn November 1999.

0/2002/7137 Residential development of 270 units. Appeal against non determination, dismissed ~e~tember2003. The appeal was dismissed due to uncertainty about the timing of the proposed M4 Junction I1works and because at that time Wokingham Council were sure that they could meet their strategic housing requirements without needing to release the long term reserve site at Grazeley Road.

01200619536 Outline application for a residential development' at a minimum of 30 dwellings per hectare plus C2 use (approx 70 bed nursing home) and retail floorspace limited to 70 sqm plus creation of new vehicular accesses, provision of public open space, footpath linksand cycleways. Appeal submitted but withdrawn 26/2/08

Outline planning application for a residential development at a minimum of 30 dwellings per hectare plus creation of new vehicular accesses, provision of public open space, footpath links and cycleways. Means of access to be considered, resubmission of 01200619536. The outline planning application was approved on 25/02/08 following completion of a Section 106 Agreement.

Members resolved to amend application 01200712268 to:- (1) Delete the part of the Section 106 Legal Agreement requiring that no development should be completed prior to the completion and opening of the Junction I1works and associated Mereoak junction and the Mereoak Park and Ride schemes. (2) Add to the Section 106 Legal Agreement the requirement for the developer to pay an additional sum of f272,OO for - - - - .. - I secondary educat~oncontrrbutlons prior to occupation And to add two additional conditions: (1) Permission to permit up to 100 dwellings (and no more) to be occupied prior to the operational completion of the Junction 11 (M4) and associated Mereoak junction works. The location of the 100 units to be occupied as part of this condition to be submitted to and agreed in writing with the Local Planning Authority. (2) No development to commence until a construction traffic management plan has been submitted to and agreed in writing with the Local Planning Authority.

The Section 106 Agreement secured the following:- 26% affordable housing consisting of a minimum of 50% Social Rented Housing (30% I-bed flats, 40% 2-bed houses, 20% 3-bed houses (of which one to be a bungalow built to Lifetime Homes Standard)

Biodiversity Contribution £56 x total dwellings Country Parks Contribution £348 x total dwellings Highways Contribution £610,498 Bus Subsidy £437, 500 (phased over 5 years) for improvements to the bus service Libraries Contribution £229.27 x total dwellings Off-site Leisure Contribution £269.77 x total dwellings Play Area Commuted sum £35,000 Public Open Space Commuted Sum £29,947.60 Youth Provision Contribution £330 x 3 or more bed dwellings Primary School Contribution £ 1363 per 2-bed dwelling £2499 per 3-bed dwelling £5679 per 4 or more bed dwelling Primary SEN Contribution £ 332 per 2-bed dwelling £608 per 3-bed dwelling £ 1382 per 4-bed or more dwelling Secondary School Contribution £272,000 Secondary SEN Contribution £332 per 3-bed dwelling £ 829 per 4-bed or more dwelling Monitoring Fee £ 500

A number of conditions were very specific in what would be rgquired in any subsequent reserved matters application and these are summarised here (but in more detail within the body of the report) -. Condition 2 - Should be substantially in accordance with illustrative drawing PP562lPl01-00 Rev K Condition 3 - Not to exceed 272 units Condition 4 - No building to exceed 12m in height and no two storey building more than two storeys in height Condition 38 -All dwellings to be two storeys (9m max in height) however 10 of these may be two and a half storeys (IOm max height) using the roofspace for accommodation Condition 39 - No more than 11 flats above first floor level, the 11 units not to exceed three storeys (12m max in height) and located to address open spaces or road junctions

On 11 May 2010 a Deed of variation and Supplemental Agreement to the Section 106 dated 28 February 2008 was completed. This required payment of an SPA Access Management and Monitoring Contributi0.n on commencement of development. The amounts payable are as follows:-

£376.86 per one bedroom dwelling £492.61 per two bedroom dwelling £646.76 per three bedroom dwelling £ 852.47 per four bedroom dwelling f1019.22 per five bedroom dwelling

This application was the first Reserved Matters application submitted on the site, by Bewley Homes. The application has not been determined and the reasons for this are set out below.

Initially the determination of the application was delayed due to objections from Natural England about the potential impact on thc Thames Basin Heaths SPA and from Environment Agency on flooding issues. Both these issues were subsequently resolved. The SPA issue was resolved by an additional contribution towards SAMM monitoring (by way of an amendment to the Section 106 Agreement with the original Outline Planning ~pplication).The Environment Agency issue was resolved by the submission of further information, including an amended plan.

There were also issues raised over the number of parking spaces, how far spaces were from the properties they were due to serve, and whether a bus route could be satisfactorily providec through the site. Part of the concern over the location of parking spaces was that if they were very remote from the properties the1 were to serve, then there would be more likelihood of people parking on the street which could block the route which buses needed to use. During the process of trying to resolve the issues identified the application was sold by Bewley Homes and negotiations then started with the new owners, Bovis Homes. This application remains undetermined because significant changes to the plans would be needed and the Local Planning Authority considered that such changes could not be undertaken without permission of the original owners to change their planning application.

This application was the first application to discharge conditions on the site, submitted by Bewley Homes. This has not been determined as it was considered a priority to satisfactorily resolve issues concerned with the reserved matters application before determining matters of detail such as materials.

VAR/201012718 Application for variation to condition 14 of Planning consent 01200712268 for the substitution of drawing no 2007 2407 015 with drawing no 3419 601 Revision G to reflect amendments to the Basingstoke Road bus gate. This application was submitted following discussions with officers on the best way to ensure only buses could gain access to the site from Basingstoke Road. The proposal does not change the location or form of the vehicular access and would not be detrimental to the flow of traffic or road safety on the local road network.

Application for variation to condition 31 of Planning Consent 01200712268 for the condition to be amended as follows: To replace the wording Shall commence with the wording shall be occupied plus deletion of drawing no's 2007 2407 016 and 2007 2407 015 and replacement with the approved scheme drawings. This has been proposed by the applicants on the basis that it would significantly reduce the overall construction period for the permitted development thereby minimising the impact on local residents who have already been inconvenienced by the M4 Junction 11 Mereoak Lane Improvement Scheme over the last two years.

Application for variation to condition 14 of Planning Consent 01200712268 to substitute drawing no 2007 2407 016 with drawing no 3419 680 Revision J to amend the design of the approved double mini roundabout. This change is proposed because of concerns of the Highways Section about the original design of the double mini roundabout, because of the potential complications for ensuring delivery of a bus route through the site.

C/2011/0313 This application was the second application to discharge conditions on the site, submitted by Bovis Homes. This has not been determined as it was considered a priority to satisfactorily resolve issues concerned with the reserved matters application before determining matters of detail such as materials.

( SUMMARY INFORMATION 1 For Residential Site Area 9.24 hectares Existing units None Proposed units 272 dwellings Number of bedrooms per unit 40 5-bed houses 47 4-bed houses 57 3-bed houses 1 3-bed bungalow 96 2-bed houses 10 2-bed flats 21 I-bed flats

Proposed density - dwellingslhectare 272 dwellings Number of affordable units proposed 71 (26% provision) Previous land use Agricultural Public Open Space proposed 1.78 hectares Proposed parking spaces 549 allocated parking- spaces~ (including garages) 61 visitor parking spaces

CONSULTATION RESPONSES Berkshire Shared I The floor area currentlv funded bv the PCT has ware caoacitv to Services accommodate the from this development,'but cohbingd with other proposed developments that also impact on Shinfield the PCT would need to take additional space for which there would be increased costs. Therefore a monetary contribution would be required from the developer. The PCT is currently in discussions with the council to agree the level contribution that can be requested for health care. Once this has been agreed and adopted by the Council the PCT will confirm the amount of

contribution- - .... .- -~ .. English Heritage I No objections Environment ( Have received a copy of the Flood Risk Assessment but still Agency awaiting copies of the proposed landscaping plans as the resolution of the plans on the website is not sufficient for a proper assessment by our biodiversity officer.

Having reviewed the submitted Flood Risk Assessment, there are no objections in principle on flood risk grounds to the reserved 1 matters application.

Environmental I No obiections althouahw asked if noise and air aualitv have been Health addressed through previous applications. Highways and No objection subject to receipt of amended plans and the Transportation recommended conditions and off site works (5278 Agreement) I being secured Landscapeand I The concept Hard and Soft Layout Proposals of the site are provided on drawings JBA 1011 52-01 and JBA 101152-02 and shows the strategic landscape proposals. The Planning Layout Drawing does show indicative tree planting however it does not accord with the concept landscape drawings. No objection to the proposal providing that more detailed landscaping is provided on site which can be done as part of the application to discharge conditions on the outline planning (conditions 16, 17 and 18 of 0/2007/2268 deal with tree retention, new planting and landscaping) Land use and No objections as the site has an extant planning permission and Transport the application should only be re-assessed against the approach of the Core Strategy where this is consistent with the earlier

Natural England No objection subject to the applicant signing a supplementary legal agreement which makes ~rovisionfor a full contribution towards the Strategic Access ~ana~ernentand Monitoring fund,

in line with Wokingham Borough. Council's Avoidance and I Mitigation Strategy. Reading Borough I No objections Council Royal Berkshire. Possible requirement for hydrant provision on this site however Fire and Rescue until provided with a more detailed water mains layout plan are Service unable to comment further.

Access requirements for fire fighting- and fire safety. provisions. to meet Building Regulations. Shinfield Parish Strongly advocate that all aspects should accord with the Council commendable stipulations of Wokingham Borough Council's Design Guide, however would like to express disappointment at the inclusion of accommodation on three levels as it is out of character in this area Southern Gas No objections but draw attention to the position of the gas main in proximity to the site (These are under Grazeley Road and Basingstoke Road) Sport England No objection Strategic Property No objection Thames Water No objection Waste Services Ensure 1 recycling site fitted into design and layout and investigate in kitchen food digestives

REPRESENTATIONS Seven letters of objection received on the following grounds:-

- More cars on the road and more congestion - Main access appears to be out onto Basingstoke Road which in the Bewley scheme was shown for buses only. Access onto Basingstoke Road should only be allowed for buses as if it is used for other traffic it will cause congestion Applications for 2500 houses now in to be built in the Shinfield area and traffic from development that goes to Reading must go through either Church Lanetold Basingstoke RoadIM4 so will meet at junction with Grazeley Road - Paths used by residents will be impacted - -While building work is going on and when it is finished will there be any kind of crossing in place at the end of Grazeley Road for children to cross since there will be increased traffic. - Extra strain on infrastructure, doctors, hospitals, dentists and schools already at full stretch - Noise and disturbance - What are the house specifications for A534/A457/A433/A525 I - What size and building type will the electricity sub station be

APPLICANTS POINTS The ,orooosal . has keot to the oriainal lavout in resoect of oublic oDen space and in some cases provided more than the approved layout. ~bndamentall~the and structure of the layout has been set by the outline consent, including the road pattern, access arrangements, and swales. The proposal retains the overall design concept with two principle changes, the first consisting of removal of as many apartments as possible and the second being to reduce the number of linked structures to keep defined building frontages in a manner that suits the character of the area.

PLANNING POLICY

National Policy PPSl Delivering- Sustainable Development I PPS3 Housing PPS9 ~iodiversit~ PPGI3 Transport PPS5 Archaeology PPS23 Pollution Control PPG24 Noise

South East Plan CC1 - Sustainable Development CC2 -Climate Change CC4 - Sustainable Design and Construction CC6 - Sustainable Communities and Character of the Environment CC7 - Infrastructure and Implementation CC8 - Green infrastructure NRM4 - Sustainable Flood Risk Management NRM5- Conservation and Improvement of Biodiversity NRM7 -Woodlands NRM9 -Air Quality NRM10 - Noise NRMl I-Development Design for Energy Efficiency and Renewable Energy HI - Regional Housing Provision 2006-2026 HZ - 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 S1 - Supporting Healthy Communities

Adopted Core Strategy CP1 Sustainable Development CP3 General Principles for Development CP4 Infrastructure Requirements CP6 Managing Travel Demand CP7 Biodiversity CP8 Thames Basin Heaths Special Protection Area CP17 Housing Density CP19 South of the M4 Strategic Development Location

Wokinqham District Local Plan WLL4 Landscape and New Development WBE3 Accessibility WBE4 Landscape and Planting WBE5 Trees and New Development WH5 Housing Development - long term reserve site WHlO Variety of Housing WTlO Public Transport Provision

Supplementaw Plannina Guidance (SPG) South of the M4 Strategic Development Location: Draft Supplementary Planning Document Sustainable Design and Construction SPD Wokingham Borough Council Design Guide: Residential Design Planning Advice Note

PLANNING ISSUES The Application Site (1) The application site lies to the north west of Three Mile Cross. To the north of Three Mile Cross is Junction 11 of the M4 and to the south of Three Mile Cross is the larger settlement of Spencers Wood. Works to improve Junction 11 of the M4 were recently completed. (2) The site comprises three fields which form a roughly triangular area of land, approximately 9.24 hectares in size, lying between the A33 and the built up area of Three Mile Cross. The site is generally level and previously used for arable farming. (3) The north western boundary is separated from the A33 by a belt of established vegetation and a bridleway. The southern side of the site abuts Grazeley Road and the rear gardens of a small number of residential properties located in Grazeley Road. On its eastern side the appeal site partly abuts the rear of properties fronting onto Basingstoke Road.

Principle of DevelopmenffPolicy (4) The site was allocated in the Wokingham District Local Plan as a longterrn reserve housing site (Policy WH5: Housing Development - Long Term Reserve Sites. Reference PSH35). It was identified as a possible site for housing after 2006, and only for release after that date if there was a need for its release to achieve the requirements of the Berkshire Structure Plan 2001- 2016. (5)The principle of residential development on the site has been established not only by the allocation of the site within the adopted Wokingham District Plan as a reserved housing site, but also by the grant of outline planning consent for residential development on 25/02/08 (Planning Reference:0/2007/2268) (6) In addition, the site is included within the South of the M4 Strategic Development Location in the Adopted Core Strategy. The South of the M4 Strategic Development Location: Draft Supplementary Planning Document sets out the requirement for provision of 2500 houses and included within the provision of 2500 houses are houses at the three long term reserve sites identified within the Wokingham District Local Plan; PSH53 Land north of Hyde End Road, PSH35 Land north of Grazeley Road and PSH48 Land East of Basingstoke Road. Delivery of the application site forms a component of the Council's available 5 year supply of housing. (7) It should be noted that this proposal is not up to the standard required within an SDL location, either by reason of the design and layout of the development or in terms of infrastructure provision. However the fact that there is an old but extant Outline Planning Permission on the site, approved before the adoption of the Core Strategy, is a material consideration of great when considering the current resewed matters application. In addition, the outline planning consent included very specific conditions with respect to the form of development which would be needed when the resewed matters application was submitted, including the need to have a layout substantially in compliance with the illustrative.plan submitted at the outline stage. This left very little scope for negotiation and changes to the submitted resewed matters application. Any contributions by way of a Section 106 had to be negotiated at the outline stage. The only major changes that it has been possible to achieve above and beyond that approved at the outline stage has been the contribution relating to SANG and additional information and mitigation for flooding, as substantial changes to policy occurred between the outline and resewed matters applications.

Assessment in connection with specific conditions on the outline consent

(8) Condition 2 of the outline consent required reserved matters to be substantially in accordance with the principles shown on illustrative site layout drawing PP562lPI 01-00 Rev K. Points of access from Basingstoke Road and Grazeley Road were granted consent at the outline stage.

(9) The details provided are considered to be substantially in accordance with the illustrative site layout as required by condition 2 of outline consent 01200712268. The number of dwellings remains the same (although the dwelling types have changed). The proposal shows roads and access points in the same place and siting of buildings in broadly the same positions as those shown on the layout plan. The proposal is considered an improvement in that it avoids use of so many angled buildings as are shown on the Rev K drawing which may have been far more difficult to design in an acceptable manner. The proposal is considered to meet the requirements of condition 2

(10) Condition 3 stated that the total number of dwelling units should not exceed 272 units. The proposal is for 272 dwellings and therefore meets the requirements of condition 3.

(1 1) Condition 4 stated that no buildings shall exceed a maximum of 12m in height, no two storey dwelling shall exceed 9m in height, and no building facing either Grazeley 1 Road or Basingstoke Road shall exceed two storeys in height. The proposal does not have any buildings exceeding 12m in height, or two storey dwellings exceeding 9m in height and all dwellings facing Grazeley Road and Basingstoke are two storeys in height. The proposal therefore meets the requirement of condition 4.

1 (12) Condition 36 stated that the dwelling mix and types should consist of the following: land 2 bedrooms 47%, 3 bedrooms 21% and 4+ bedrooms 32%. The dwelling types and mix meet the percentages required by condition 36 and are as follows (numbers of each type shown on the illustrative Rev K drawing follow in brackets):-

Houses 40 (6) 5-bed houses 47 (82) 4-bed houses 57 (59) 3-bed houses 1 3-bed bungalow 96 (44) 2-bed houses

Flats (81 I-bed and 2-bed flats) 10 2-bed flats 21 I-bed flats

The proposal therefore meets the requirements of condition 36.

(13) Condition 38 stated that all dwellinghouses shall be two storeys (9m maximum in height), however 10 of these may be two and a half storeys (10m maximum height) using the roofspace for accommodation. The 10 two and a half storeys units must be located to address open space or road junctions and be fully justified by the design and access statement.

The proposed development has ten properties shown as two and a half stories high. Seven face one of the landscaped areas and the other three are on a bend in the road facing open space. A Design and Access Statement has been submitted to justify the locations. The proposal meets the requirements of condition 38.

(14) Condition 39 stated that no more than 11 flats shall be accommodated above first floor level. The 11 flats shall not exceed 3 storeys (max 12m in height) and shall be located to address open space or road junctions and be fully justified by the design and access statement.

There are two blocks shown as three storeys in height. These are Plots 124-132 located on a prominent bend in the road and Plots 175 -1 95 which directly face the largest parcel of open land on the application site. There are three units at second floor level in the block containing 124-132 and seven units at second floor level in the block containing 175-195. The proposal therefore complies with condition 39 as no more than 11 units are accommodated above first floor level.

At the very highest point the block of flats containing plots 124-132 is 10.2m high. The very highest point of the block of flats containing Plots 175-195 is Il.lm (so marginal that it is insignificant); however the vast majority of the roof is 10.8m in height. It is considered that the proposal meets the requirement of Condition 39.

Impact on the Character and Appearance of the Area: (15) The impact of the development on the character of the area has in effect been addressed by the grant of the outline planning consent. The proposed development layout is almost identical to the layout shown on illustrative site layout drawing PP562lP101-00 Rev K, in accordance with the condition on the outline consent. Heights of the buildings have also been controlled and none are higher than the conditions set down in the outline permission, indeed most are slightly lower.

(16) The design of buildings is acceptable in form in terms of building blocks, and widths, heights and depths are in line with the illustrative site layout plan. The principle of providing perimeter block development in groupings of housing across the site has been adopted and presents attractively designed active frontages to the publicly accessible areas of the site, whilst defining private space within the central sections. The proposal has been amended to ensure that all properties have rear gardens that meet the standards in the Councils Design Guide and meet the minimum separation .distances to ensure no overlooking.

(17) Lower two storey housing is provided to the existing frontages of Grazeley Road and Basingstoke Road, with the hedgerow along Grazeley Road largely retained. Two storey housing in terraces is provided in the north western boundary facing the A33 to provide protection to the private garden areas to the rear and the central area of the site has some units at 2.5 - 3 storeys high. A number of amenity areas providing open space and play space, and the system of swales and ditches help to break up areas and provide a more spacious feel within the development.

(18) The Reserved Matters scheme has been designed as an extension to the existing village and appearance, scale and height are accordingly traditional and uncomplicated, although it is considered that more detail needs to be considered to ensure sufficient variety of house types and designs in the development. The scale of development is primarily two storeys in height with a small number of 2.5 and 3 storey houses and apartments. In all instances the heights of the residential units comply with the height restrictions set down in conditions on the original outline application. Although the design across the site is fairly similar it is proposed to use a range of materials which will ensure variety across the site as a whole.

(19) 71 units are proposed for affordable housing allocation. The units proposed consist of fourteen I-bed units, thirty four 2-bed units, nineteen 3-bed units (including one bungalow built to lifetime homes standard) and four 4-bed units.

Trees and Landscape (20) The proposal retains the majority of existing planting along site boundaries and through the amenity corridors. Hedgerow that has to be removed can be either be translocated or replanted with native species at the point where the second access onto Grazeley Road was originally proposed so there will be no net reduction in hedgerow biodiversity. The retention of hedgerow, linked amenity space and surface water drainage allows for the retention of biodiversity. There will also be additional planting of trees and shrubbery. More information is however needed on details of landscaping, 1..wh~chwill be considered as part of the discharge of conditions application.

(21) Some of the hedgerow has been removed because it was either dead or consisted only of brambles. Replacement hedgerow will need to be planted, along boundaries as well as within the site. The applicants have been advised that more planting will be required on the site and have agreed to this, and more detail is needed on plant species.

(22) The original layout sought the following: - retention and enhancement of the hedgerow boundary to Grazeley Road - enhancement and extension of existing northern boundarv onto Woodcock Lane - Linking of all amenity spaces to include a segregated footpath route linking the various areas of the development - Formation of a focal amenity and play area at the centre of the development, visible from main access routes - Location of informal kick about areas along the amenity corridor route Housing frontages overlook all these spaces to provide surveillance - Public open space = 19,893.00m2 - Adjoining Public Space =23,750.00m2

The proposed development has kept to the original layout in respect of public open space and the proposal provides:- - Public Open Space =20,248.00m2 - Adjoining Public Space = 23,750.00m2 - Thereis also a Pumping Station = 100m2 (required by Thames Water)

Amenities for occupiers of the proposed houses (23) The proposed development is considered to provide satisfactory amenities for future occupiers of the development. All properties have sufficient amenity space and the separation distances between properties comply with the council's standards to ensure that there is no overlooking or overdominance. All properties have satisfactory off street parking provision either within plots, or where off plot within close proximity to dwellings to minimise the possibility of on street parking taking place. Sheds, cycle and bin storage are shown for all properties.

Impact on Neiqhbours: (24) The proposed buildings are sited in such a way that they will not result in loss of light, overshadowing, overlooking or appear overbearing.

Hiqhwav Issues: (25) Vehicular traffic is provided either directly onto the access road through the site or in the majority of casesaccessed via secondary through routes or cul-de-sacs or individual courtyards. The sole access onto Basingstoke Road is restricted to use by bus use only. There is one double mini roundabout junction access onto raze ley Road which acts as vehicular access for the majority of properties within the development. There are also four smaller secondary accesses from Grazeley Road which will be limited to use by small numbers of properties; two will be used by four properties each and two will each be used by six properties. These access alternatives place the emphasis on pedestrian priority. The proposed layout also integrates the existing right of way and other footpath routes are provided through the landscaped amenity corridors.

The highways section raised no objections to the main accesses onto Basingstoke Road and Grazeley Road at the outline stage or the four secondary accesses onto Grazeley Road and these access points were approved at the outline stage. The position and design of the access points cannot be changed in a reserved matters application.

The first phase of work will involve the construction of the off site highways works (hence the Sec 278 discussions which have started), the main accesses to the site from Basingstoke Road and Grazeley Road, the spine road through the site and dwellings to the south of this. The second phase is everything to the north of the spine road and the final phase is development within the western corner.

(26) Further information on the provision of the bus route through the site has been requested and supplied. On the original outline planning application two access points were proposed onto Grazeley Road, with the bus route served by the access closest to Basingstoke Road, but access point closest to Basingstoke Road was subsequently changed to a pedestrianlcycle route only and this has resulted in some problems on provision of the bus route. Discussions have taken place to ensure that the highway design within the site can incorporate provision for buses including provision of a bus gate that would prevent general vehicle access to and from Basingstoke Road, detailed changes have been made, with the deletion of pinch points and provision of speed cushions to accommodate the bus route on the access road. The position of bus stops is shown on the plans so that any potential purchasers would be informed that a bus route runs through the site.

(27) While the level of parking provision on site on the original plans was considered acceptable, the location of some of the proposed parking spaces was considered remote from the properties they were to serve. This would have been a problem if residents decided to park on street particularly on the proposed bus route through the site. Accordingly negotiations have taken place to relocate parking spaces to ensure that all properties have satisfactory access to parking. It should be noted that the current car parking standards would require a total of 538 parking spaces (including visitors parking) and the proposal would provide 61 0 parking spaces (including visitors spaces). It is considered that the proximity of parking spaces to individual dwellings is now acceptable and means that the bus route through the site can be secured. The incorporation of the bus route plus the cycle and pedestrian links improves the sustainability of the site.

(28) There was concern about the design of the double mini roundabout arrangement proposed in Grazeley Road, as guidance on mini roundabouts has changed since the outline approval was granted. Discussions have taken place to consider alternatives such as a priority junction layout, but agreement has been reached on a change to the design of the mini roundabouts. A separate planning application to vary the condition on the original planning application to allow for this change has also been submitted.

(29) There are aspects of the Basingstoke Road access point also being re-considered under Section 278 highways works, partly because of changes to the final M4 junction 11 improvements. This involves the need for a possible realignment of the road outside the site, more modelling information on the signals/junctions and a potential change to the signalised crossing. Again, a separate planning application to vary the condition on the original planning application to allow for this change has also been submitted.

(30) Other issues raised relate to matters to be dealt with as part of the planning application to discharge conditions on the original outline planning consent.

Floodinq/Drainaue Issues (31) The Environment Agency originally objected to the reserved matters application or the following grounds:- Flood risk grounds as they did not consider the Flood risk assessment complied witk the requirements set out in Annex E, ,paragraph E3 of Planning Policy Statement 25 and did not therefore provide a suitable basis for assessment of flood risks. - The adverse impact it would have on nature conservation by removing ditches and removal of hedgerows. - Adverse impact on the ditcheslswales that run through and adjacent to the site. A formal path is shown running adjacent to the proposed swale at the top of the bank. The buffer zone required by condition 34 of 01200712268 is therefore not adequately maintainedlnaturalised adjacent to the ditches. - Inadequate information with regard to the design of the proposed storage basins and swales. - They asked for additional information on drainage pipes and details of culveri crossings Following the submission of further information to address the points outlined above, the Environment Agency has confirmed there are no objections to the proposal.

(32) Details of drainage including sustainable drainage were required by condition on the outline planning application. A Flood Risk Assessment and Surface Water Drainage Statement has been submitted by the applicant and information from this document is included here due to concerns from residents about issues concerning flooding and drainage in the previous reserved matters application.

(33) The purpose of the report is to demonstrate that the proposed development will not be subject to flood risk, and will not increase risk of flooding elsewhere. The site is within the Environment Agency's Flood zone 1: Low Risk, although it had been noted during previous developments within the vicinity of the site that localised flooding occurs due to a spring that is located to the rear of the development at Wood Cock Court.

(34) The proposal will incorporate sustainable drainage solutions to dispose of surface water runoff. A detailed management train approach to drainage has been adopted. This includes conveyance swales which are broad, shallow, vegetated channels designed to store and convey runoff from the drained area to another stage of surface water management. The swales on site will convey water into the watercourse or if needed into a storage basin.

(35) It is proposed that all private parking areas will be constructed using permeable surfaces that allow rainwater to infiltrate through the surface layer and into the underlying sub structure where water will be temporarily stored before being discharged into the Site drainage network at controlled rates. Runoff from surrounding driveways and hardstandings will also drain to these structures which will be designed with sufficient capacity to accommodate all runoff generated by the 100 year plus climate change storm. Runoff from roofs will also drain into the porous car park construction.

(36) Thames Water were asked to undertake an assessment of water supply infrastructure. As a result a pumping station is now included on the site.

(37) It should be noted that in the letter from the Environment Agency dated 15 March 201 1, even though they don't object on drainage grounds, the following comments are made:-

- It has been proposed to provide an overall surface water run-off rate of 2lIslha which will provide a reduction- to the existing Greenfield run-off rate of 3.61lslha. - Despite references to Conditions 12 and 33 of the Outline Planning Permission in the letter from Stuart Michaels Associates dated 8 Feb 201 1, do not consider that the submitted Flood Risk Assessment constitutes the drainage details required to be submitted to the LPA under Condition. Furthermore Condition 33 does not require the submission and approval of design details, - The review of the submitted information has been undertaken in response to the application for reserved matters planning permission only. If discharge of conditions is sought by the applicant, the Environment Agency would expect to be consulted separately at the relevant time.

The Local Planning Authority will expect more information to be submitted to discharge :he planning conditions with respect to drainage.

mpact on the Thames Basin Heaths Special Protection Area :38) The Thames Basin Heaths Special Protection Area was considered during the 3utline application. Recently legal opinions have been given to Natural England and 3racknell Forest Borough Council. Both opinions led Natural England clearly to the view :hat the Habitats Regulations, sections 48 and 49 should be applied to applications fol 3pproval of reserved matters or variations or renewals, where potential effects on the SPA were not fully considered when an existing permission was granted or where -nformation more recently provided would make for a different assessment of effects -or this reason, though there is an existing permission in this case, Natural England 3bject to the application. ;39) The delivery framework states that applications for large scale developmeni xoposals beyond the zone of influence should be assessed on an individual basis. The ~ssessorrecommended that between 5km - 7km from the edge of the SPA residentia developments of over 50 houses should be assessed and may be required to provide nitigation.

[40) The Core Strategy also recognises that proposals for more than 50 dwellings 01 more will need to be assessed and the Appropriate Assessment indicates that as all the SDL's propose at least 50 dwellings within 7km of the TBH SPA they are likely to have z significant effect. As this development is over 50 dwellings and does not provide an1 mitigation Natural England objected to the proposal. (41) Natural England have agreed that they will withdraw their objection subject to a legal agreement securing contributions. The variation to the legal agreement to secure the contributions was completed on 11 May 201 I.Based on the proposed number and mix of dwellings, a payment of an SPA Access Management and Monitoring Contribution on commencement of development of £778,477.69 would be made. (42) Members are advised that in addition to taking advice from Natural England, the Local Planning Authority is also required to carry out an Appropriate Assessment to satisfy itself that the mitigation measures are satisfactory to ensure that the proposal wil not have an adverse impact on the Special Protection Area. The appropriate assessment has been carried out and the Local Planning Authority is satisfied that the approach of exceptionally only seeking a contribution in this case is acceptable.

Section 106 Contributions secured by oriqinal outline planninq permission (43) Any Section 106 contributions have to be sought at the Outline Planning Application Stage. A Section 106 agreement was completed on the site on 25 February 2008 and secured the following:- Affordablk housing - 26% provision on site Biodiversity £ 56 per dwelling for improvements to existing facilities Country Parks - 348 per dwelling for improvements to existing facilities Library contribution - £229.27 per dwelling for improvements to existing facilities Off site Leisure contribution £269.77 per dwelling for improvements to existing facilities

Play area - minimum size of 400 square metres designed in accordance with the National Playing Fields Association guidelines Play area commuted area - £35,000 for maintenance of the play area for a period of 20 years Youth provision Contribution £330 per 3 or more bed dwelling

Public open space - area of 2.98 ha per 1000 population where 2.55 persons reside in one dwelling Public open space commuted sum - £29,947.60 for maintenance of the public open space for a period of 20 years

Bus subsidy contribution £437,500.00 for improvements to the bus services within the vicinity of the site Bus promotion measures - including 1 years bus travel vouchers per household, provision for bus services to run through the site and ensuring that all prospective purchasers are made aware of bus routes and location of bus stops Highways contribution - £610,498 towards work for transportation infrastructure improvements

Primarv school contribution £1363 per 2-bed dwelling £2499 per 3-bed dwelling £5679 per 4 or more bed dwelling

Primaw School Special Needs Contribution £ 332 per 2-bed dwelling £608 per 3-bed dwelling £ 1382 per 4 or more bed dwelling

Secondarv School contribution £272,000

Secondan/ School Special Needs Contribution £332 per 3-bed dwelling £ 829 per 4 or more bed dwelling

Thames Basin Heaths Special Protection Area On 11 May 2010 a Deed of variation and Supplemental Agreement to the Section 106 dated 28 February 2008 was completed. This required payment of an SPA Access Management and Monitoring Contribution on commencement of development. The amounts payable are as follows:-

1 £376.86 per one bedroom dwelling ( £492.61 per two bedroom dwelling 1 £646.76 per three bedroom dwelling £ 852.47 per four bedroom dwelling £101 9.22 per five bedroom dwelling

Others: (44) A project specification for archaeological excavation of a small part of the site where an area of Iron age deposits has been found has been submitted. An area with a potential source of contamination has been identified and a Phase \I investigation has been carried out.

bUIYbLU31UIY The proposal is considered to be acceptable. 1 - 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

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