Development No weeks on Parish Ward Listed By Management day of Ref No committee Fl200618687 Winnersh Winnersh Major Applicant Bovis Homes & Persimmon Homes Ltd Location Land at Hatch Farm Dairies including 42 & 44 PostCode RG41 5AX King Street Lane, Winnersh Proposal Outline application (with access to be considered) for proposed development of land at Hatch Farm Dairies comprising: Construction of up to 433 dwellings; Associated internal access roads, garaging and car parking; Link road including new junctions with King Street Lane and Lower Earley Way (forming Phase 2 of the Winnersh Relief Road); Primary School (up to 2 form entry) including 2 no junior pitches; Play areas in the form of a Multi use Games Area (MUGA), Local Equipped Area of Play (LEAP) and a Local Area of Play (LAP); Open space including a Community Woodland and a Country Park; Engineering operations to provide for flood compensation and flood protection; Other associated works including landscaping, creation of swales and ponds as part of the sustainable Urban Drainage proposals (SUDS); Sewage treatments works; Undergrounding of electricity power lines; Demolition of an existing dwelling at No. 44 King Street Lane. Type Major Outline PS Category 1 Officer Connor Corrigan FOR CONSIDERATION BY Planning Committee on 19'" October 201 1 REPORT PREPARED BY Head of Development Management SUMMARY 1. The development site is located to the west of the existing settlement of Winnersh and comprises an area of approximately 50.4 hectares. The southern boundary of the site is boarded by the elevated section of the M4 motorway. To the west of the site lies the River Loddon and Lower Earley Way Road. To the north is existing residential development. The site comprises primarily agricultural land with some scrub land and trees Ihedges along the boundaries. The topography of the site is relatively flat. 2. The site was identified as an allocated reserve housing site under the previous Local Plan (2004), policies WH3 and PW131. The allocation was for 400 dwellings, open space, provision of part of the Winnersh Relief Road and a Primary School. 3. The current application has been with the Council for some time, initially the proposal sought outline planning permission (with access only to be considered) for the principal for major residential development of up to 600 dwellings (including provision for 156 affordable and special needs housing), country park, new school, relief road and the demolition of No. 44 King Street to allow access to the site. However, during the course of the of the application submission, the Environment Agency revised its flood data and zoning with respect to the River Loddon. On this basis the proposed development had to be significantly revised and the number of houses reduced. 4. The current proposal is for: Construction of up to 433 dwellings with associated internal access road, garaging and car parking; Link 1 Relief road including new junctions with King Street Lane and Lower Earley Way; Primary school (2 form entry) including 2 no. junior pitches; Play areas in the form of a Multi Use Games Area (MUGA) and Local Equipped Area of Play (LEAP) and Local Area of Play (LAP); Open space including a Community Woodland and a Country Park; Engineering operations to provide flood compensation and flood protection; Other associated works including landscaping, creation of swales and ponds as part of the Sustainable Urban Drainage proposals (SUDS) and sewage treatment works and undergrounding of electricity power lines; Demolition of an existing dwelling at No. 44 King Street Lane to allow access from King Street Lane. 5. In terms of the proposed highway works, the junctions at Lower Earley Way and King Street Lane are signalised junction arrangements designed with capacity to accommodate .diverted traffic flows from the A329 Reading Road resulting from the completion of Phase 2 of the Winnersh Relief road by Wokingham Borough Council. 6. Phase 1 of the Relief Road has been generally designed to be 7.3 metre wide (two lane) 40mph standard road. A 3.5 metre wide combined footpath and cycleway will be routed along the northern side of the road. 7. The proposed development is accessed from the Relief Road via three priority junctions each with a right turn lane and refuges to allow pedestrians to safely cross the road. Bus stops are proposed to be located close to each of the points of access. There are five pedestrian and cycle links between the site and the existing residential areas to the east of the site. A continuous route, conforming to Manual for Streets guidance, will be provided within the development to link development areas. A separate footbridge is provided over the Chatsworth Stream to provide a link between the northern residential area and the centrally located School. 8. The applicant has prepared a number of updated reports outlined within the Planning Statement which accompany this development proposal including; planning statement, environmental statement, transport assessment and traffic modelling report, flood risk assessment, waste management plan, illustrative masterplan and concept drawings and design and access statement. 9. The proposed number or type of units, subject to a maximum of 433 or the layout I design is not for consideration at this time and any submissions relating to these are for illustrative purposes only. PLANNING STATUS * Allocated Housing Site; e Area of Archaeological potential; Area Liable to Flooding (part of site); Site with Mineral extraction potential; There are no listed buildings at the site and the property is not within a Conservation Area or other 'Article l(5) land' (Town and Country Planning (General Permitted Development) Order 1995). A) Committee to authorise the Head of Development Management to GRANT permission subject to completion of the legal agreement including: Education - Primary School Construction of new two form Primary School and associated playing pitches; Applicant funding 1 form entry school; Council contribution to build costs for 2 form entry school; Dual use of leisure facilities (school and community use) Education - Secondary and SEN Highways Construction of Winnersh Relief Road (Phase 1); . Construction of King Street Lane junction which does not prejudice delivery of WRR Phase 2 required post 2026. Applicant has agreed to design and construct a junction that will serve Phase 2 /full WRR. Contribution based on developments impact towards delivery of widening works to Lower Earley Way; Other Obligations Provision of Country Park (24.4 hectares of land to be delivered and transferred to the Council); Contributions towards infrastructure, facilities and services within the wider local area which includes flexibility for the Council to determine how these contributions are used; Affordable Housing: 26%; Local Labour: Travel Plan; Public Transport; Legal and Monitoring fees. B) And subject to the following conditions it is recommended that planning permission be GRANTED. 1) a) No development shall commence until details of the layout, landscaping, appearance and scale (hereinafter called "the reserved matters") have been submitted to and approved in writing by the local planning authority and the development shall be carried out as approved. b) Application for approval of the resewed matters shall be made to the local planning authority not later than three years from the date of this permission. The development hereby permitted shall begin not later than two years from the date of approval of the last of the resewed matters to be approved. In pursuance of s.92 of the Town and Country Planning Act 1990 (as amended by s.51 of the Planning and Compensation Act 2004). 2) The total number of residential units (Class C3) on the site hereby approved shall not exceed 433 units. In order to control the parameters of the development. Relevant policy: Core Strategy policies CPI and CP3, PPSI Delivering Sustainable Development and PPS 3 Housing. 3) 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(+ In order to ensure a satisfactory form of development relative to surrounding buildings and landscape. Relevant policy: Core Strategy policies CPI and CP3, PPSI Delivering Sustainable Development 4) A detailed phasing strategy I plan shall be submitted to and approved in writing by the local planning authority. The approved phasing strategy I plan shall be fully implemented thereafter. In order to ensure a satisfactory form of development relative to local area. Relevant policy: Core Strategy policies CPI and CP3, PPSl Delivering Sustainable Development 5) Before the development hereby permitted is commenced details of all boundary treatment(s) 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 To safeguard amenity and highway safety. Relevant policy: Core Strategy policies CPI, CP3 and CP6 6) Prior to the commencement of the development, full details of both hard and soft landscape proposals shall be 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).