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 FSPI 0-732-60 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.