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Development Management Ref No F/2013/0347

Applicant Location Proposal

Type PS Category Officer

No weeks on Parish day of committee TBC Shinfield

Taylor Wimpey I David Wilson Homes

Ward Listed by:

Shinfield South N/A Major Development

Land South of Croft Road, Spencers Wood Postcode RG7 1 DG Full planning permission for the erection of 276 dwellings with associated access landscaping and open space following demolition of existing dwelling and ancillary buildings (214a Hyde End Road). Major 1 Christopher Howard

FOR CONSIDERATION BY REPORT PREPARED BY

Planning Committee on 16/10/13 Head of Development Management

SUMMARY The application is for a full application for residential development to the south of Croft Road in Spencers Wood. The site is within the South of the M4 South of the M4 Strategic Development Location (SOL) and is an identified Local Plan allocated site for the delivery of 335 dwellings.

The application site comprises of 9.4ha of land and seeks permission for the erection of 276 residential units together with associated access, landscaping and public open space. The primary access to the site would be from Hyde End Lane.

The application should be read in conjunction with the outline planning application for land at Spencers Wood and Three Mile Cross (0/2013/0346). A significant amount of infrastructure required to accommodate the development is included within the outline application such as public open space and SANGs. A full assessment of 0/2013/0346 is made in the Committee report pursuant to this application. Members resolved to approve 0/2013/0346 at the Planning Committee meeting on the 181h September 2013 subject to a suitable S1 06 agreement. This establishes the principle of access to the site.

The principle of development in this location has been established through its allocation by policy CP19 of the Core Strategy, saved Local Plan Policy WH5 and through the Spatial Framework Plan within the South of the M4 Supplementary Planning Document. The resolution to approve planning permission for 0/2013/0346 also establishes the principle of access to the site and the quantum of development.

A number of consent have already been issued within the South of the M4 SOL. Outline consent has been granted on appeal for 1,200 residential units and 150 extra care units at Shinfield West together with a primary school, local centre, public open space sports pavilion suitable alternative natural greenspace (SANG) and access and landscaping. Full planning permission has also been granted for the Loddon SANG and Eastern Relief Road. Full forward funding for the Eastern Relief has been secured through the Homes and Communities Agency (HCA) in the form of a loan to the University of Reading. In order to finance the loan, a contribution of £11,622 per dwelling is secured

Protective Marking: Unclassified

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through the S1 06 agreement for applications within the South of the M4 SOL. Further details of the planning consents within the South of the M4 SOL are provided below.

The overarching vision of the SOL approach is to provide a co-ordinated approach to the delivery of infrastructure and services for the SOL and to ensure that developments should is high quality and are sustainable. This includes the provisions of schools, community services, good quality open space and appropriate local transport and links.

The applicant has provided an overarching Infrastructure Delivery Plan (lOP) for the whole of the South of the M4 SOL. This outlines how the infrastructure requirements for the SOL will be delivered directly by developers or where otherwise appropriate through financial contributions. The Council has appointed consultants to scrutinise the contributions provided by the applicant against those outlined in the Infrastructure Delivery Plan SOP. A draft Heads of Terms S106 has been provided by the applicant which would secure the agreed infrastructure and identify the appropriate triggers for the delivery of this.

The application masterplan should be read in context with the existing extant permissions for the South of the M4 SOL. Of particular relevance is the Shinfield West permission (0/2010/1432) which establishes the principle of a bus route from Shinfield to the edge of Spencers Wood. This is part of the overall transport strategy for the SOL with a bus loop proposed to serve the growth areas and existing homes which would provide a high frequency (15 minute) bus service for the settlement areas to Reading town centre. This would offer a sustainable means of transport for the SOL and should provide an attractive alternative to private car use and access to employment areas and higher order services. The proposed masterplan pursuant to the current application has been designed to link into this bus route. The principle access for the site would be from Hyde End Road and the bus service would run through the centre of the site before emerging to the permitted bus/pedestrian/cycle only route which would pass between Shinfield and Spencers Wood. Road widths have been designed to allow for 2 buses to pass on the bidirectional route through the site.

The developers form part of the South of the M4 consortium. The applicant has submitted an Infrastructure Delivery Plan which outlines how the required infrastructure will be delivered across the SOL and apportioned between the developers/landowners. A significant proportion of the developers/landowners within the SOL have taken this approach which demonstrates how the impacts of development can be mitigated in a coordinated approach.

It is considered that the development would a sustainable urban extension to the existing settlements whereby residents would have good access to services and facilities. The development would not have a significant detrimental impact on the character of the area or upon the amenity of existing residents. The proposal would also provide for an adequate level of amenity for the future occupants of the dwellings together with an acceptable impact on ecology, flood risk, traffic and highway safetyo The proposal provides adequate contributions towards the necessary infrastructure and services required to mitigate the impacts of development within the SOL, in particular the Eastern Relief Road and the first phase of access for the sustainable bus link.

Therefore it is recommended that members resolve to approve the application subject to conditions and completion of an S1 06 aQreement.


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PLANNING STATUS • Strategic Development Location (SOL) as identified on the Core Strategy • South of the M4 Strategic Development Location SPD • Infrastructure Delivery and Contributions SPD • Within 5 and 7km of the Special Protection Area (SPA) • Countryside • Mineral consultation zone • Nuclear Consultation Zone (HSE to be consulted on schemes of 20 dwellings or

more) • Adjacent to Local Wildlife Site

RECOMMENDATION A. That the committee authorise the Head of Development Management to

GRANT PLANNING PERMISSION subject to conditions and completion of the legal agreement including:

• Education- Delivery of or contributions towards a new primary school (as identified by planning application 0/2013/0346). Contributions towards secondary and sixth form education

• Highways contributions including contributions towards the Eastern Relief Road and Arborfield Cross

• Works to improve highway junctions/pedestrian/cycle links and traffic calming • Provision of a full travel plan • Contributions towards the public transport subsidy • Improvements to bus stops • Contributions towards a new community centre at Shinfield • Contributions towards a sports pavilion • Contributions towards burial grounds • Payment of SAMM contributions • SANG to be delivered through 0/2013/0346 • Formal and informal public open space to be delivered on site • Allotments to be delivered through 0/2013/0346 • Sports provision to be delivered (or contributions towards Ryeish) including

pitches and MUGA • Ecological mitigation area to be delivered through 0/2013/0346 • Contribution towards maintenance of public open space • Affordable housing

B. And subject to the following conditions it is recommended that planning permission be GRANTED.

1. The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

Reason: In pursuance of s91 of the Town and Country Planning Act 1991 (as amended by s51 of the Planning and Compensation Act 2004).


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Plans 2. This permission is in respect of the plans listed in the table below and the

development hereby permitted shall be carried out in accordance with the approved details unless otherwise agreed in writing by the Local Planning Authority.

':+~ic\J~£f,~'rorawrn!'IN uru~~l;i',~,>' ,., ' " 't=:Qfruar~orawlll!":i2J:itl$h'l, Vi"'~> ;i;~S"~:~i ~>v;/;

40-1805-DW-SS-H408+-001 House Type H408+ Elevations RevC 40-1805-DW-SS-H433-00 1 House Type H433 Elevations RevC 40-1805-DW-SS-H433-002 House Type H433 Floor Plans Rev A 40-1805-DW-SS-H404-003 House Type H404 Floor Plans Rev A 40-1805-DW-SS-P341-001 House Type P341 Elevations RevB 40-1805-DW-SS-P341-002 House Type P341 Elevations RevB 40-1805-DW-SS-P341-003 House Type P341 Floor Plans 40-1805-DW-SS-P285-001 House Type P285 Elevations RevB 40-1805-DW-SS-GAR-00 1 Garage Plans & Elevations Rev A 40-1805-DW-SS-GAR-006 GaraQe Plans & Elevations 40-1805-DW-SS-GAR-007 GaraQe Plans & Elevations 40-1805-TW-MA-PT 43-001 House Type PT43 Elevations Rev A 40-1805-TW-MA-PT 43-002 House Type PT43 Floor Plans Rev A 40-1805-TW-MA-PC41-00 1 House Type PC41 Elevations Rev A 40-1805-TW-MA-PC41-002 House Type PC41 Elevations Rev A 40-1805-TW-MA-PC41-003 House Type PC41 Floor Plans Rev A 40-1805-TW-MA-PA43-001 House Type PA43 Elevations RevB 40-1805-TW-MA-PA43-002 House Type PA43 Floor Plans Rev A 40-1805-TW-MA-PB33-001 House Type PB33 Elevations Rev A 40-1805-TW-MA-PB33-002 House Type PB33 Elevations Rev A 40-1805-TW-MA-PB33-003 House Type PB33 Floor Plans Rev A 40-1805-TW-MA-PT37 -001 House Type PT37 Elevations Rev A 40-1805-TW-MA-PT37 -002 House Type PT37 Floor Plans Rev A 40-1805-TW-MA-PA33-00 1 House Type PA33 Elevations Rev A 40-1805-TW-MA-PA33-002 House Type PA33 Floor Plans 40-1805-TW-MA-PT31-00 1 House Type PT31 Elevations Rev A

· 40-1805-TW-MA-PT31-002 House Type PT31 Floor Plans Rev A


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40-1805-TW-MA-AC41-001 House Type AC41 Elevations Rev A 40-1805-TW-MA-AC41-002 House Type AC41 Floor Plans Rev A 40-1805-TW-MA-AB31-00 1 House Type AB31 Elevations Rev A 40-1805-TW-MA-AB31-002 House Type AB31 Floor Plans Rev A 40-1805-TW-MA-B-002 Rev A Flats Block B Elevations 40-1805-TW-MA-B-003 Rev A Flats Block B Elevations 40-1805-TW-MA-B-004 Rev A Flats Block B Elevations 40-1805-TW-MA-GAR-001 Garage Plans & Elevations 40-1805-TW-MS-GAR-002 Garage Plans & Elevations 40-1805-TW-MS-GAR-003 Garage Plans & Elevations 40-1805-TW-MS-GAR-004 Garage Plans & Elevations 40-1805-TW-MS-GAR-005 Garage Plans & Elevations 40-1805-TW-SS-PT 43-001 House Type PT43 Elevations RevC 40-1805-TW-SS-PT 43-002 House Type PT43 Floor Plans RevS 40-1805-TW-SS-PT 41-002 House Type PT41 Elevations RevS 40-1805-TW-SS-PT 41-003 House Type PT41 Floor Plans Rev A 40-1805-TW-SS-PT42-001 House Type PT42 Elevations Rev A 40-1805-TW-SS-PT 42-002 House Type PT42 Floor Plans Rev A 40-1805-TW-SS-P A43-001 House Type PA43 Elevations RevS 40-1805-TW-SS-P A43-002 House Type PA43 Elevations RevC 40-1805-TW-SS-P A43-003 House Type PA43 Floor Plans RevS 40-1805-TW-SS-KN-00 1 Rev House Type KN Elevations A 40-1805-TW-SS-KN-002 House Type KN Floor Plans

40-1805-TW-SS-PB33-001 House Type PB33 Elevations RevS 40-1805-TW-SS-PB33-002 House Type PB33 Floor Plans Rev A 40-1805-TW-SS-PT36-001 House Type PT36 Elevations Rev A 40-1805-TW-SS-PT37 -001 House Type PT37 Elevations RevS 40-1805-TW-SS-PT37 -002 House Type PT37 Elevations RevS 40-1805-TW-SS-PT37 -003 House Type PT37 Floor Plans Rev A


1 1

40-1805-TW-SS-PA33-00 1 House Type PA33 Elevations Rev B 40-1805-TW-SS-PA33-002 House Type PA33 Elevations RevC 40-1805-TW-SS-PA33-003 House Type PA33 Elevations RevB 40-1805-TW-SS-PA33-004 House Type PA33 Elevations RevB 40-1805-TW-SS-PA33-005 House Type PA33 Floor Plans Rev A 40-1805-TW-SS-PA25-00 1 House Type PA25 Elevations Rev A 40-1805-TW-SS-PA25-002 House Type PA25 Floor Plans 40-1805-TW-SS-GAR-005 Car Barn (Bat Roost Mitigation) Plans

& Elevations

Drawings submitted 1 O'" July 2013: JNY7254-SS1-100 Rev D Proposed Hyde End Road Priority

Junction General Arrangement 40-1805-DW-MS-SH4S-001 House Type SH4S Elevations RevD 40-1805-DW-MS-SH4S-004 House Type SH4S Elevations RevB 40-1805-DW-MS-A-001 Rev D Flats Block A Elevations 40-1805-DW-MS-A-002 Rev B Flats Block A Elevations 40-1805-TW-MA-PT21-00 1 House Type PT21 Elevations RevC 40-1805-TW-MA-PT21-003 House Type PT21 Elevations RevC 40-1805-TW-MA-B-001 Rev C Flats Block B Elevations 40-1805-TW-MA-E-001 Rev C Flats Block E Elevations 40-1805-TW-MA-E-002 Rev B Flats Block E Elevations 40-1805-TW-SS-PT21-001 House Type PT21 Elevations Rev B

Drawings submitted 24'" September 2013: JNY7254-SCR-102 Rev D Plot Level Drawin~ Sheet 1 JNY7254-SCR-103 Rev D Plot Level Drawin~ Sheet 2 JNY7254-SCR-02 Rev D Bus Swept Path Drawin~ JNY7254-SCR-04 Rev C Fire Tender Swept Path Drawin~ JNY7254-SCR-06 Rev C Refuse Vehicle Swept Path Drawin~ 506.3 /63 Rev H Planting Plan for Public Open Space

SOCR - Sheet 1 of 2 506.3 /64 Rev H Planting Plan for Public Open Space

SOCR - Sheet 2 of 2 JNY7254-SCR-500 Rev E Draina~e Layout Sheet 1 JNY7254-SCR-501 Rev E Draina~e Layout Sheet 2 40-1805-001 Rev MM PLANNING LAYOUT


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40-1805-002 Rev N AFFORDABLE HOUSING LAYOUT 40-1805-003 Rev L STOREY HEIGHTS LAYOUT 40-1805-004 Rev K ADOPTION LAYOUT 40-1805-006 Rev H CHARACTER AREAS LAYOUT 40-1805-007 Rev E URBAN GRAIN PLAN 40-1805-009 Rev K EXTERNAL ENCLOSURES LAYOUT 40-1805-010 Rev J PARKING STRATEGY PLAN 40-1805-011 Rev G STREET SCENE LOCATION PLAN 40-1805-TW-MA-SS-00 1 Rev F MAIN STREET STREET SCENES 40-1805-TW-MA-SS-002 Rev D MAIN STREET STREET SCENES 40-1805-TW-MA-SS-003 Rev G MAIN STREET STREET SCENES 40-1805-TW-MA-SS-004 Rev E MAIN STREET STREET SCENES 40-1805-TW-SS-SS-00 1 Rev SECONDARY STREET STREET E SCENES 40-1805-TW-SS-SS-002 Rev SECONDARY STREET STREET E SCENES 40-1805-TW-SS-SS-003 Rev SECONDARY STREET STREET D SCENES 40-1805-TW-SS-SS-004 Rev SECONDARY STREET STREET c SCENES 40-1805-TW-SS-SS-005 Rev SECONDARY STREET STREET c SCENES 40-1805-TW-SS-SS-006 Rev SECONDARY STREET STREET D SCENES 40-1805-TW-SS-SS-007 Rev SECONDARY STREET STREET D SCENES 40-1805-DW-MA-SS-001 Rev H MAIN STREET STREET SCENES 40-1805-DW-MA-SS-002 Rev F MAIN STREET STREET SCENES 40-1805-DW-MA-SS-003 Rev G MAIN STREET STREET SCENES 40-1805-DW-SS-SS-001 Rev SECONDARY STREET STREET c SCENES 40-1805-DW-SS-SS-002 Rev SECONDARY STREET STREET c SCENES 40-1805-1W-MA-PT21-002 RevD TYPE PT21 FLOOR PLANS 40-1805-1W-MA-PT21-004 RevD TYPE PT21 FLOOR PLANS 40-1805-TW-MA-B-005 Rev D BLOCK B FLOOR PLANS 40-1805-TW-MA-B-006 Rev E BLOCK B FLOOR PLANS 40-1805-TW-MA-B-007 Rev E BLOCK B FLOOR PLANS 40-1805-TW-MA-C-001 Rev C BLOCK C ELEVATIONS 40-1805-TW-MA-C-002 Rev C BLOCK C ELEVATIONS 40-1805-TW-MA-C-003 Rev C BLOCK C ELEVATIONS


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40-1805-TW-MA-C-004 Rev C BLOCK C ELEVATIONS 40-1805-TW-MA-C-005 Rev D BLOCK C FLOOR PLANS 40-1805-TW-MA-C-006 Rev D BLOCK C FLOOR PLANS 40-1805-TW-MA-C-007 Rev D BLOCK C FLOOR PLANS 40-1805-TW-MA-E-003 Rev E BLOCK E FLOOR PLANS 40-1805-TW-MA-E-004 Rev F BLOCK E FLOOR PLANS 40-1805-TW-MA-E-005 Rev F BLOCK E FLOOR PLANS 40-1805-TW-MA-F-001 Rev B BLOCK F ELEVATIONS 40-1805-TW-MA-F-002 Rev C BLOCK F FLOOR PLANS 40-1805-TW-MA-G-001 Rev B BLOCK G ELEVATIONS 40-1805-TW-MA-G-002 Rev B BLOCK G ELEVATIONS 40-1805-TW-MA-G-003 Rev C BLOCK G FLOOR PLANS 40-1805-TW-SS-PA48SP-002 RevD TYPE PA48SP ELEVATIONS 40-1805-TW-SS-PA48SP-003 RevD TYPE PA48SP FLOOR PLANS 40-1805-TW-SS-PT36-002 RevB TYPE PT36 FLOOR PLANS 40-1805-TW-SS-PT21-002 RevC TYPE PT21 FLOOR PLANS 40-1805-TW-SS-AA31-00 1 RevD TYPE AA31 ELEVATIONS 40-1805-TW-SS-AA31-002 Rev A TYPE AA31 FLOOR PLANS 40-1805-TW-SS-AA31-003 Rev A TYPE AA31 ELEVATIONS 40-1805-TW-SS-AA23-00 1 RevB TYPE AA23 ELEVATIONS 40-1805-TW-SS-AA23-002 Rev A TYPE AA23 FLOOR PLANS 40-1805-TW-SS-H-001 Rev A BLOCK H ELEVATIONS 40-1805-TW-SS-H-002 Rev B BLOCK FLOOR PLANS 40-1805-TW-SS-GAR-00 1 Rev A GARAGE PLANS & ELEVATIONS 40-1805-TW-SS-GAR-002 RevB GARAGE PLANS & ELEVATIONS 40-1805-TW-SS-GAR-003 RevB GARAGE PLANS & ELEVATIONS 40-1805-TW-SS-GAR-004 RevB GARAGE PLANS & ELEVATIONS 40-1805-DW-MS-H497 -002 Rev B TYPE H497 FLOOR PLANS 40-1805-DW-MS-H436-002 RevB TYPE H436 FLOOR PLANS 40-1805-DW-MS-P285-002 RevB TYPE P285 FLOOR PLANS 40-1805-DW-MS-SH4S-002 RevD TYPE SH4S FLOOR PLANS 40-1805-DW-MS-SH4S-003 RevC TYPE SH4S FLOOR PLANS


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40-1805-DW-MS-SH4S-005 RevC TYPE SH4S FLOOR PLANS 40-1805-DW-MS-SH27 -001 RevS TYPE SH27 ELEVATIONS 40-1805-DW-MS-SH27 -002 RevS TYPE SH27 FLOOR PLANS 40-1805-DW-MS-SH49-002 RevD TYPE SH49 FLOOR PLANS 40-1805-DW-MS-A-003 Rev E BLOCK A FLOOR PLANS 40-1805-DW-MS-A-004 Rev D BLOCK A FLOOR PLANS 40-1805-DW-MS-A-005 Rev D BLOCK A FLOOR PLANS 40-1805-DW-MA-E-006 Rev B BLOCK E & 2CH ELEVATIONS 40-1805-DW-MA-E-007 Rev A BLOCK E & 2CH ELEVATIONS 40-1805-DW-MA-E-008 Rev A BLOCK E & 2CH ELEVATIONS 40-1805-DW-MA-E-009 Rev B BLOCK E & 2CH ELEVATIONS 40-1805-DW-MA-E-010 Rev C BLOCK E & 2CH FLOOR PLANS 40-1805-DW-MA-E-0 11 Rev D BLOCK E & 2CH FLOOR PLANS 40-1805-DW-MA-E-012 Rev D BLOCK E & 2CH FLOOR PLANS 40-1805-DW-MA-GAR-003 Rev A GARAGE PLANS & ELEVATIONS 40-1805-DW-SS-H404-001 RevC TYPE H404 ELEVATIONS 40-1805-DW-SS-H497 -002 RevB TYPE H497 FLOOR PLANS 40-1805-DW-SS-H469-002 RevS TYPE H469 FLOOR PLANS 40-1805-DW-SS-H436-002 RevB TYPE H436 FLOOR PLANS 40-1805-DW-SS-H408+-003 Rev A TYPE H408+ FLOOR PLANS 40-1805-DW-SS-P285-002 RevS TYPE P285 FLOOR PLANS 40-1805-DW-SS-GAR-002 Rev A GARAGE PLAN & ELEVATIONS 40-1805-DW-SS-GAR-003 RevS GARAGE PLAN & ELEVATIONS 40-1805-015 Rev A PHASING PLAN 40-1805-016 GARDEN COMPLIANCE LAYOUT 40-1805-DW-MS-SH4S-006 TYPE SH4S ELEVATIONS 40-1805-DW-SS-H404-004 TYPE H404 ELEVATIONS 40-1805-DW-MA-GAR-006 GARAGE PLANS & ELEVATIONS

SCHEDULE OF CHANGES TO PLOTS TO ACHIEVE MIN 11M

40-1805-001 Rev NN GARDEN LENGTHS

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


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Phasing 3. Prior to the commencement of development a strategy for the sub-phasing of the

development (hereinafter referred to as the Phasing Strategy) based on the phasing plan drawing ref: 40-1805-015 and received by the Local Planning Authority on the 27/08/13 shall be submitted to and approved in writing by the Local Planning Authority. The Phasing Strategy will define:

i) the development to be delivered within each sub-phase of the development; ii) timescales; iii) details of the coordination of housing and infrastructure delivery including

triggers for delivery of infrastructure and the arrangements to prevent interruption of delivery across sub-phase and phase boundaries;

Development shall be carried out in accordance with the approved Phasing Strategy.

Reason: to ensure comprehensive planning of the site, to ensure the timely delivery of facilities and services and to protect the amenity of the area in accordance with Wokingham Borough Core Strategy Policies CP1, CP2, CP3, CP4, CP5, CP6, CP17 and CP19 and the South of the M4 Supplementary Planning Document (October 2011).

Materials/boundary treatments 4. Before the development hereby permitted is commenced (excluding access and

ground works), samples and details of the materials to be used in the construction of the external surfaces of the buildings and footways I highways/ hard surfacing 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 buildings are satisfactory. Relevant Policies: Core Strategy policies CP1 and CP3.

5. Before the residential development hereby permitted is commenced details of all boundary treatrnent(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.

Reason: To safeguard amenity and highway safety. Relevant policy: Core Strategy policies CP1, CP3 and CP6

Permitted development 6. Notwithstanding the prov1s1ons 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 additional windows or similar openings shall be constructed in the first floor level or above in any elevation of the buildings hereby permitted except for any which may be shown


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on the approved drawing(s).

Reason: To safeguard the residential amenities of neighbouring properties. Relevant Policies: Core Strategy policies CP2, CP3 and Design Guide Supplementary Planning Document.

7. 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, and E 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 amenities of the occupiers of neighbouring properties, preserve the character of the settlement and to ensure the proper planning of the area, in accordance with Wokingham Borough Core Strategy Policies CP1 and CP3 and the Wokingham Borough Council Design Supplementary Planning Document (February 2010).

8. 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 external lighting shall 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: To safeguard amenity and highway safety. Relevant Policies: Core Strategy policies CP1, CP3 and CP6.

Landscaping and trees 9. 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 the protection throughout the time that development is being carried out, of trees, shrubs and hedges growing within the site which are of amenity value to the area in accordance with Core Strategy policy CP3 and saved Wokingham District Local Plan policy WBE5.

10. Any trees, shrubs or grass areas that are planted or retained as part of the development that die, become seriously damaged or destroyed within five years from completion of the relevant sub-phase of development shall be replaced with a specimen of the same species and of a similar size at the earliest appropriate planting season. The particulars (including species and location) of the replacement trees, shrubs or grass areas shall be submitted to the Local Planning Authority for written approval prior to planting.


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Reason: To help integrate the development into its surroundings and enable high quality design in accordance with Core Strategy Policies CP1 and CP3; Wokingham District Local Plan saved policies WLL4 and WBE4.

11. a) No development or other operation shall commence within any sub-phase 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 sub-phase 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 within any sub-phase in connection with the development hereby approved (including any 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.

The method statement for Arboricultural Works scheme shall be consistent with Appendix 8.4 of the submitted Environmental Statement and shall be carried out as approved.

Reason: To secure the protection, throughout the time that the development is being carried out, of trees, shrubs or hedges growing within or adjacent to the site which are of amenity value to the area in accordance with Core Strategy policy CP3 and saved Wokingham District Local Plan policy WBE5.

12. Prior to the commencement of the development hereby permitted details of any further hard landscape artefacts including fencing which has not been shown on the approved landscaping plans shall be submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.


13.AII soft landscape works shall be carried in accordance with the approved detailed landscape drawings listed in the table below unless otherwise agreed in


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writing by the Local Planning Authority:

506.3 163 Rev Planting Plan for Public Open Space H SOCR - Sheet 1 of 2 506.3 164 Rev Planting Plan for Public Open Space H SOCR - Sheet 2 of 2 506.3 I 50 Rev SoCR Private Planting Plan - Sheet 1 of D 8 506.3 I 51 Rev SoCR Private Planting Plan - Sheet 2 of D 8 506.3 I 52 Rev SoCR Private Planting Plan - Sheet 3 of D 8 506.3 I 53 Rev SoCR Private Planting Plan - Sheet 4 of D 8 506.3 I 54 Rev SoCR Private Planting Plan - Sheet 5 of D 8 506.3 I 55 Rev SoCR Private Planting Plan - Sheet 6 of D 8 506.3 I 56 Rev SoCR Private Planting Plan - Sheet 7 of D 8 506.3 I 57 Rev SoCR Private Planting Plan - Sheet 8 of E 8

The soft landscaping shall be implemented during the first planting season prior to the occupation of any part of each sub-phase of the development or as detailed in the sub-phasing strategy agreed with the Local Planning Authority.


14.AII hedges or hedgerows on each sub-phase (unless indicated as being removed) shall be retained and protected in accordance with details submitted to and approved in writing by the Local Planning Authority for the duration of works upon each sub-phase unless otherwise agreed in writing by the Local Planning Authority. In the event that hedges or hedgerows become damaged or otherwise defective during such period the Local Planning Authority shall be notified in writing as soon as reasonably practicable. Within one month a scheme of remedial action, including timetable for implementation shall be submitted to the Local Planning Authority. The approved scheme shall be implemented in accordance with the approved timetable. Any trees or plants which, within a period of two years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species.

Reason: To ensure the avoidance of damage to existing hedgerows and natural features during the construction phase, to enable the development to integrate into the landscape in accordance with Wokingham District Local Plan Policy WBE5.


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15. Development within any sub-phase shall be carried out in strict accordance with the Management Strategy and Specification for South of Croft Road v2 506.3 prepared by HDA dated July 2013 unless otherwise agreed in writing by the Local Planning Authority.

Reason: In order to ensure that the approved landscaping is satisfactorily maintained in accordance with Wokingham Borough Core Strategy policies CP1 and CP3 and Wokingham District Local Plan policy WBE4.

Ecology 16. The mitigation, contingency and enhancement measures contained within the

submitted Detailed Ecological Strategy (EPR, 7th August 2013) and Outline Hedgerow Management Strategy- Final Report P11106 (EPR, December 2012) shall be implemented in accordance with the approved plan unless otherwise approved in writing by the local planning authority.

Reason: To ensure appropriate mitigation for the biodiversity impact of the development in accordance with Wokingham Borough Core Strategy Policy CP7

17. No development shall take place within the sub-phase that effects areas G31 and G35 either directly or indirectly shall take place (including demolition and site clearance) until full details of a semi improved neutral grassland Mitigation Strategy covering the areas G31 and G35, indicated in appendix 9.8 of the Environmental Statement at MAP 9.8.3 Phase 1 Habitats of Spencers Wood Chosen for Phase 2 Survey and MAP 9.8.1 Phase 1 Habitat Survey of Spencers Wood has been submitted to and approved in writing by the local planning authority. The plan shall include :

(a) A detailed method statement including timetable for the translocation of the identified areas of semi improved neutral grassland (G31 and G35) to a suitable receptor site. (b) Where possible, a detailed method statement including timetable for the translocation of the green winged orchid population such that may be identified through the translocation of individual plants if present on the site. (c ) Management arrangements for the receptor site that will secure the long term future of the translocated habitats and species.

The mitigation strategy shall be implemented in accordance with the approved plan unless otherwise approved in writing by the local planning authority.

Reason: To ensure appropriate mitigation for the biodiversity impact of the development in accordance with Wokingham Borough Core Strategy Policy CP7

Construction management 18. Before the development hereby permitted is commenced a Construction

Environmental Management Plan (CEMP) shall have been submitted to and approved in writing by the Local Planning Authority. Construction shall not be carried out otherwise than in accordance with each approved CEMP. The CEMP shall include the following matters:


20

i) a construction travel protocol or Green Travel plan for the construction phase including details of parking and turning for vehicles of site personnel, operatives and visitors;

ii) loading and unloading of plant and materials; iii) storage of plant and materials; iv) programme of works (including measures for traffic management and

operating hours); v) piling techniques; vi) provision of boundary hoarding; vii) protection of the aquatic environment in terms of water quantity and quality; viii) details of proposed means of dust suppression and noise mitigation; ix) details of measures to prevent mud from vehicles leaving the site during

construction; x) details of any site construction office, compound and ancillary facility

buildings. These facilities shall be sited away from woodland areas; xi) lighting on site during construction; xii) measures to ensure no on site fires during construction xiii) monitoring and review mechanisms; xiv) implementation of the CEMP through an environmental management

system; xv) details of the haul routes to be used to access the development; and xvi) details of the temporary surface water management measures to be

provided during the construction phase xvii) details of the excavation of materials and the subsurface construction

methodology xviii) appointment of a Construction Liaison Officer.

Reason: To protect occupants of nearby dwellings from noise and disturbance during the construction period, in the interest of highway safety and convenience and to minimise the environmental impact of the construction phase in accordance with Wokingham Borough Core Strategy Policies CP1, CP3 and CP6

19.No works in respect of the construction of the development hereby permitted shall be undertaken: • Outside the hours of 07:30- 1800 on Mondays to Fridays (inclusive); • Outside the hours of 0800 - 1300 on Saturdays; and

On Sundays and on public holidays.

Reason: To protect occupants of nearby dwellings from noise and disturbance outside the permitted hours during the construction period in accordance with Wokingham Borough Core Strategy Policy CP3.

Access and Movement 20. Details of any construction access(es) to be provided shall be submitted to, and

approved by the Local Planning Authority, prior to commencement of development and implemented in accordance with the approved details.

Reason: In the interests of highway safety and convenience in accordance with Wokingham Borough Core Strategy Policies CP1 and CP6.

21. Prior to the occupation of the dwellinJ:Js, a full travel plan shall first be submitted


21

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 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 ensure the provision of sustainable transport measures in accordance with Wokingham Borough Core Strategy Policies CP1, CP6 and CP19.

22. Prior to the occupation of the dwellings hereby permitted, a phased bus strategy for the entire South of the M4 Strategic Development Location shall first be submitted to and approved in writing by the Local Planning Authority. The development shall be implemented in accordance with the agreed bus strategy thereafter.

Reason: to ensure the provtston of sustainable transport measures in accordance with Wokingham Borough Core Strategy Policies CP1, CP6 and CP19, and the South of the M4 Strategic Development Location Supplementary Planning Document (October 2011).

23. Prior to the occupation of the dwellings hereby permitted, an interim phased bus strategy for the development shall be submitted to and approved in writing by the Local Planning Authority. The development shall be implemented in accordance with the agreed interim bus strategy thereafter.

Reason: To ensure the provision of sustainable transport measures in accordance with Wokingham Borough Core Strategy Policies CP1, CP6 and CP19, and the South of the M4 Strategic Development Location Supplementary Planning Document (October 2011).

24. No part of any dwelling(s) hereby permitted shall be occupied or used until the vehicle parking and turning space serving that dwelling 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 vehicles.

Reason: To ensure a satisfactory form of development and to avoid adverse impact on the public highway in the interests of highway safety. Relevant Policies: Core Strategy policy CP6 and the Parking Standards Study within the Borough Design Guide 2010

25. No development hereby approved shall commence until the Local Planning Authority have approved in writing details of:

i) The width, alignment, gradient and surface materials for any proposed roadslfootways/footpathslcycleways within and serving the development including all relevant horizontal and longitudinal cross sections showing existing and proposed levels, designed to a standard capable of adoption under Section 278 or 38 of the Highways Act 1980;


22

bus ace~~~ incl~ding details _of the_~us stoes, egres~ _a_nd !urning; __ .

The development shall be carried out in accordance with these approved details

Reason: To ensure that the road, footway, footpath, cycleway, and surface water drainage are constructed to an appropriate standard to serve the development and provide access for public transport in accordance with Wokingham Borough Core Strategy Policies CP1 and CP6 and the South of the M4 Strategic Development Location Supplementary Planning Document (October 2011).

26. Prior to the occupation of the 251h dwelling hereby permitted details of the bus stop facilities to be provided on Hyde End Road within 200m of the site access junction shall be submitted to and approved in writing by the local planning authority. The approved bus stop detail is to be provided by the 501h dwelling.

Reason: to ensure the provision of sustainable transport measures in accordance with Wokingham Borough Core Strategy Policies CP1, CP6 and CP19, and the South of the M4 Strategic Development Location Supplementary Planning Document (October 2011).

27. Prior to the occupation of the dwellings hereby permitted details of secure and covered bicycle storage/ parking facilities serving that dwelling shall be submitted to and approved in writing by the local planning authority. The cycle storage I parking shall be implemented in accordance with such details prior to occupation of the relevant dwelling and shall be permanently retained for the parking of bicycles.

Reason: In order to ensure that secure weather-proof bicycle parking facilities are provided so as to encourage the use of sustainable modes of travel. Relevant policy: Core Strategy policies CP1, CP3 & CP6.

28. Prior to the first occupation of any dwelling within the development, a Walking and Cycling Strategy in accordance with the principles set out in the Design and Access Statement for the whole development shall be submitted to and approved in writing by the Local Planning Authority. The development shall be implemented in accordance with the agreed strategy thereafter.

Reason: to ensure satisfactory development in the interests of sustainable travel in accordance with Wokingham Borough Core Strategy Policies CP1, CP6 and CP19.

29. Prior to the first occupation of any dwelling, a Parking Management Strategy for the management of on-street parking shall be submitted to and approved in writing by the local planning authority. The development shall be implemented in accordance with the agreed strategy thereafter.

Reason: to-ensure satisfactory-development and in the-interests of sustainable-travel in accordance with Wokingham Borough Core Strategy Policies CP1, CP6 and CP19.

30. Notwithstanding the provisions of the Town and Country Planninq (General


23

_ E'E:Jr]T!iit~9JJ_eyel_()pJI1f?Qt} Order _1_9~5 (as_ am_e_nded) or any Order revoking and re-enacting that Order within or without modification), any -garage, carport or area of undercroft parking accommodation on the site shall be kept available for the parking of vehicles ancillary to the residential use of the site at all times. Carports and undercroft parking shall be erected in accordance with the approved plans and shall not be enclosed beyond any enclosure shown on the approved drawings without the prior written approval of the Local Planning Authority. Garages, carports and undercroft parking shall not be used for any business use nor as habitable space.

Reason: to ensure provision of adequate parking and reduce the likelihood of unplanned roadside parking in accordance with Wokingham Borough Core Strategy Policies CP1 and CP6, the Parking Standards Study within the Borough Design Guide 2010 and the South of the M4 Strategic Development Location Supplementary Planning Document (October 2011).

31. 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 gates or barrier shall be erected at the vehicular access from each dwelling onto the highway, unless details have first been submitted to and approved in writing by the Local Planning Authority.

Reason: To ensure that vehicles do not obstruct the highway whilst waiting for gates or barriers to be opened or closed, in the interests of road safety. Relevant Policy: Core Strategy policy CP6.

32. Not more than 1,000 dwellings within the South of the M4 Strategic Development Location (including the development hereby permitted but excluding consented development at Land North of Grazeley Road, Three Mile Cross) shall be occupied until Phase 1a of the Shinfield Eastern Relief Road forming the M4 over-bridge and Lane End Farm gyratory, as shown on RPS Drawing No. JNY5683-245 dated September 2011 has been completed and is fully operational as a public highway.

Reason: In the interests of highway capacity, safety and convenience in accordance with Wokingham Core Strategy Policy CP6, CP1 0 and CP19 and having regard to the principles in the adopted Infrastructure Delivery SPD (2011).

33. Not more than 1 ,250 dwellings within the South of the M4 Strategic Development Location (including the development hereby permitted but excluding consented development at Land North of Grazeley Road, Three Mile Cross) shall be occupied until phases 1b and 2 of the Shinfield Eastern Relief Road, as shown on RPS Drawing No. JNY5683-245 dated September 2011 has been completed and is fully operational as a public highway.

====i===aReason:-ln-the-interests-of-highwaJI_-caf2acity, safety and convenience in-accordance with Wokingham Core Strategy Policy CP6, CP1 0 and CP19 and having regard to tha.principles in the adopted Infrastructure Delivery SPD (2011).

34. No dwelling shall be occupied until details of the pedestrian/cycle visibility splays


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for pfiyate drive~_ servLngJhat dwelling at the intersection of the driveway and the adjacent footway have been sl!bmittedto and ap-pro-ved in writing bythe locar planning authority.

Reason: In the interests of highway safety and convenience. Relevant Policy: Core Strategy policy CP6

Archaeology 35. No development shall take place within the site, 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 1 sub-phase) 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: The site is located within an area archaeological potential, particularly in relation to remains of Prehistoric and Roman date as illustrated by the heritage statement submitted with the application. A programme of archaeological work will ensure that the significance of any buried heritage assets on the site can be assessed and preservation, by record or in situ, can be achieved in a manner appropriate to their significance, in accordance with national and local planning policy. Relevant Policies: NPPF, Wokingham District Local Plan saved policies WHE10 and WHE12 and the South of the M4 Strategic Development Location Supplementary Planning Document (October 2011).

Lighting 36. Before development commences within any sub-phase a detailed lighting

scheme based on the approved strategy (RPS Proposed Lighting Strategy dated 2nd of January 2013 ref: LSM02559/A) and including details of the type of lighting, contour illumination plans and measures to prevent light pollution within that sub-phase shall be submitted to and approved in writing by the Local Planning Authority and lighting shall be provided in accordance with the approved details for that sub-phase before the relevant part of the site comes into use.

Reason: To prevent an adverse impact upon wildlife, especially bats in accordance with Wokingham Borough Core Strategy Policy CP7 and to ensure the proper planning of the development as required by Core Strategy policies CP1, CP3 and CP19.

Contamination 37. Before development within any sub-phase is commenced, a scheme to deal with

potential contamination of the site shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall include an investigation and assessment to identify the extent of any contamination and the measures to be

====j====tta_ll:en-to-avoid-risk-when-the-site-is-develoged:-No-building within the sub"phase shall be occupied and the use of any public open space within the sub-phase shall not commence until the approved measures have been carried out and a validation report has been submitted to and approved in writing by the Local Planning Authority.


25

Reasori.: to-eiisuie-thaTany corii:amination-ofthe site iS remealea anC!To-protect existing and future occupants of the application site and adjacent land in accordance with Wokingham Borough Core Strategy Policy CP1.

38. In the event that contamination is found at any time when carrying out the approved development it must be reported in writing immediately to the Local Planning Authority. Any subsequent investigation/remedial/protective works deemed necessary by the LPA shall be carried out to agreed timescales and approved by the LPA in writing. If no contamination is encountered during the development, a letter confirming this fact shall be submitted to the LPA upon completion of the development.

Noise

Reason: To ensure any contamination on the site is remedied to protect the existing/proposed occupants · of the application site and adjacent land in accordance with Wokingham Borough Core Strategy Policy CP1.

39. The dwellings hereby approved shall be designed and/or insulated so as to provide attenuation against externally generated noise in accordance with a mitigation scheme to be submitted to and approved in writing by the Local Planning Authority before commencement of development within any sub-phase. The scheme shall ensure that all noise implications are mitigated so that internal ambient noise levels for dwellings shall not exceed 35 dB LAeq (16 hour) 07:00-23:00 during the daytime and 30 dB LAeq (8 hour) 23:00-07:00 during the night. The design and/or insulation measures identified in the scheme shall ensure that ambient internal noise levels for the dwellings meet the BS8233/1999 Sound insulation and noise reduction for buildings - Code of Practice. For gardens, the steady noise level should not exceed 55dB LAeq,T in areas used for recreation The approved mitigation measures to serve each dwelling shall be implemented prior to occupation and retained thereafter.

Reason: To protect future residents from the harmful effects of high noise levels, in accordance with Wokingham Borough Core Strategy Policy CP1 and the recommendations in the Noise Assessment Chapter 12 of the Environmental Statement dated February 2013.

40. Before construction of the sub-station commences technical specifications, to include a noise assessment and mitigation report identifying any attenuation measures to ensure that the substation is designed and insulated to mitigate against the noise produced by the substation (whether directly or indirectly), shall be submitted to and approved in writing by the Local Planning Authority. The attenuation measures shall be implemented maintained and retained thereafter in accordance the approved details.

Reason: To protect the amenity of the area and to ensure that the development is not un-neighbourjy_-in-accordance-with-Wokingham-Boreugh-Core-Strategy---Policies CP1 and CP3. ----


26

_S!l_s_~ina~l~ de!!~gn ?!l_d_ construction 41.All of the residential units will achieve:

i) Market dwellings a minimum of Code Level three for Sustainable Homes ii) Affordable housing a minimum of Code Level four for Sustainable Homes

unless otherwise agreed in writing by the Local Planning Authority

or such national measure of sustainability for house design that replaces that scheme or the equivalent relevant codes at the time of construction. No dwelling shall be occupied until a Final Code Certificate has been issued for it certifying that the Code Level stated above has been achieved and which has been submitted to the Local Planning Authority for approval.

Reason: To ensure a high standard of sustainable development in accordance with Wokingham Borough Core Strategy Policy CP1, the Sustainable Design and Construction Supplementary Planning Document (2010), the Affordable Housing Supplementary Planning Document (June 2011) and the South of the M4 Strategic Development Location Supplementary Planning Document (October 2011).

42. Prior to the commencement of the development hereby permitted either:

i) a strategy detailing how the development will secure a 10% reduction in carbon emissions above the minimum requirements of Part L: Building Regulations shall be submitted to and approved in writing by the local planning authority; or ii) an alternative strategy which can demonstrate a greater carbon saving than would be achieved by i) above

shall be submitted to and approved in writing by the Local Planning Authority

The approved measures shall be installed and functional before first occupation of the buildings they are intended to serve.

Reason: To ensure a high standard of sustainable development in accordance with Wokingham Borough Core Strategy Policy CP1, the Sustainable Design and Construction Supplementary Planning Document (201 0) and the South of the M4 Strategic Development Location Supplementary Planning Document (October 2011).

43. Before the commencement of the development a Waste Management Strategy including principles of minimisation of waste at source (reuse and recycling) in accordance with the principles identified in the Overarching Sustainability Statement shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved Strategy.

Reason:· 'fo ensure sustainable development-in-operation-as-reguired-by-Gore-1---Strategy Policy CP1, the Sustainable Design and Construction Supplementary Planning Document (2010) and the South of the M4 Strategic Development Location Supplementary Planning Document (October 2011).


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44. Before ti:l? commencement of dewelopment hereby permitted commences a Site Waste Management Plan (SWMP) will be submffi:ed to and-approved in writing by the Local Planning Authority and development shall be carried out in accordance with the approved details.

Reason: to minimise waste in accordance with Wokingham Borough Core Strategy Policy CP1, the Sustainable Design and Construction Supplementary Planning Document (2010) and chapter 18 of the Environmental Impact Assessment (February 2013).

45.AII dwellings shall be provided with dueling that shall enable the connection of broadband or similar technologies.

Reason: To ensure that an adequate level of infrastructure is provided in accordance with Wokingham Core Strategy Policy CP1.

46.AII dwellings with a garden shall be provided with: iv) water butt of an appropriate size installed to maximise rainwater collection;

and v) space for com posting

unless it is demonstrated that it is not practicable to accommodate it within the curtilage of the building. The approved measures shall be installed and functional before first occupation of the buildings they are intended to serve.

Reason: to reduce refuse and enable the efficient use of water in accordance with Wokingham Borough Core Strategy Policy CP1, the Sustainable Design and Construction Supplementary Planning Document (2010) and the South of the M4 Strategic Development Location Supplementary Planning Document (October 2011).

Flooding and drainage 47. The development permitted by this planning perm1ss1on shall be carried out in

accordance with the approved FRA, titled Spencers Wood, Reading ref: RCEB20840 dated 3 August 2012, compiled by RPS, letter from Mr Neil Bagley (RPS Group), dated 16 August 2013 ref: NB/RCEF24545-001 EP, e-mail correspondence, dated 16 August 2013 from Mr Neil Bagley (RPS Group) and the following mitigation measures detailed within the FRA: 1. Limiting the surface water run-off rates in accordance with the table shown in the letter from Mr Neil Bagley, dated 16 August 2013 ref: NB/RCEF24545-001 E and associated network calculations ref: SOCR Eastern Swale 01, SOCR Eastern Swale 02 030 0100 plus 30. SOCR Western Swale 01, SOCR Western Swale 02 030 0100 plus 30, SOCR Northern Pond 01 and SOCR Northern Pond 02 030 0100 plus 30.

Reason: To prevent the increased risk of flooding, and to protect water quality in accordance with 1/JLokinghamBorough Core StrategY-f'gjjQ'i CP1.

48. Prior to the commencement of the residential development, details of the implementation, maintenance and management of the sustainable drainage scheme shall be submitted to and approved in writing by the local planning


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_ . ~au.tbPJ:iiY~-TbS'l_scheme shall be irnru~mented and thereafter manag_~cl_.§lnd maintained in accordance with the approved details. Those details shall include: - ·

i) a timetable for its implementation, and;

ii) a management and maintenance plan for the lifetime of the development which shall include the arrangements for adoption by any public body or statutory undertaker, or any other arrangements to secure the operation of the sustainable drainage scheme throughout its lifetime.

Reason: To prevent the increased risk of flooding from surface water runoff in accordance with Wokingham Borough Core Strategy Policy CP1.

49. No soakaways shall be constructed more than 2 metres below existing ground level and shall not penetrate the water table or be constructed through contaminated material unless otherwise agreed in writing by the Local Planning Authority in consultation with the Environment Agency.

Reason: To prevent pollution of groundwater in accordance with Wokingham Borough Core Strategy Policy CP1.

50. Development shall not commence until a foul drainage strategy in accordance with the approved FRA, titled Spencers Wood, Reading ref: RCEB20840 dated 3 August 2012 detailing any on and/or off site drainage works, has been submitted to and approved by, the local planning authority in consultation with the 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 development may lead to sewage flooding; to ensure that sufficient capacity is made available to cope with the new development; and in order to avoid adverse environmental impact upon the community in accordance with Wokingham Borough Core Strategy Policy CP1.

51. None of the dwellings shall be occupied until works for the sewage disposal/drainage have been completed on the site to serve the development hereby permitted, in accordance with details to be submitted to and approved in writing by the Local Planning Authority.

Reason: In order to ensure satisfactory provision is made in accordance with Wokingham Borough Core Strategy Policy CP1.

SANG Condition 52. None of the approved dwellings shall be occupied until Mays Farm Suitable

Alternative Natural Greenspace (SANG) has been provided and made available and is opened for public use.

. . - -- --~ ·-·-Reason: To ensure that there is adequate SANG provision in order to mitigate against the impact of the development on the SPA in accordance with Core Strategy Polices CPB and CP19 and the South of the M4 Strategic Development Location Supplementary Planning Document (October 2011).


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lnformatives: 1. The development accords with the policies contained within the adopted

development plan and there are no material considerations which warrant a different decision being taken.

2. This permission should be read in conjunction with the legal agreement under Section 106 of the Town and Country Planning Act (yet to be finalised) the contents of which relate to this development.

3. The Corporate Head of Environment at the Council Offices, Shute End, Wokingham should be contacted for the approval of the access construction details before any work is carried out within the highway. This planning permission does NOT authorise the construction of such an access.

4. 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 Corporate Head of Environment on tel: 0118 974 6302.

5. 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 Corporate Head of Environment 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 S38 of the Highways Act 1980.

6. Any works/events carried out either by, or at the behest of, the developer, whether they are located on, or affecting a prospectively maintainable highway, as defined under Section 87 of the New Roads and Street Works Act 1991, or on or affecting the public highway, shall be coordinated under the requirements of the New Roads and Street Works Act 1991 and the Traffic management Act 2004 and licensed accordingly in order to secure the expeditious movement of traffic by minimising disruption to users of the highway network in Wokingham.

7. Any such works or events commissioned by the developer and particularly those involving the connection of any utility to the site, shall be co-ordinated by them in liaison with Wokingham Borough Council's Street Works Team, (telephone 01189 746302). This must take place at least three month in advance of the works and particularly to ensure that statutory undertaker connections/supplies to the site are coordinated to take place wherever possible at the same time.

8. The attention of the applicant is drawn to the requirements of Section 60 of the Control of Pollution Act 1974 in respect of the minimisation of noise on construction and demolition sites. Application, under Section 61 of the Act, for prior consent to the works, can be made to the Environmental Health and

---------1--.~ __ -ic--~lcvewn~sing.Mana~er=.=-~~==~~~------~------~-----------------

9. In respect of surface water it is recommended that the applicant should ensure that storm flows are attenuated or regulated into the receiving public network through on or off site storage. When it is proposed to connect to a combined


30

__ __ _ _ ____ . __ p.ubJic_s_ew_er,_the site drainage should be se(Jarate and combined at the final manhole nearest the boundary. Connections are not permitted for the removal of Ground Water. Where the developer proposes to discharge to a public sewer, prior approval from Thames Water Developer Services will be required. They can be contacted on 0845 850 2777.

10. Licences, consents or permits may be required for work on this site. For further information on environmental permits and other licences please visit http:llwww.businesslink.gov.uk/bdotglaction/layer?r.s=tl&r.lc=en&topicld= 1 07906 8363

11. The applicant is advised that the Council seeks that employers or developers within the borough commit to using local labour I contractors where possible. This should include:

• Advertisement of jobs within local recruitment agencies I job centres; • Recruitment and training of residents from the local area; • Seek tender of local suppliers or contractors for work.

12. Construction Noise. The applicant or the operator is advised to submit to the Council's Environmental Health Team a 'prior consent' application under s.60 of the Control of Pollution Act 1974.

C) That the committee authorise the Head of Development Management to refuse planning permission in the event of a 5106 agreement not being completed as outlined above by the 181h of March 2014 (unless a longer period is agreed by the Head of Development Management in consultation with the Chairman of Planning Committee).

Reason: The proposal fails to demonstrate how the development will make satisfactory provision of the necessary infrastructure, including affordable housing and SANG, required through the cumulative impact of development within the SOL and within the site, therefore represents a piecemeal approach that does not accord with the overarching infrastructure approach envisaged in the Core Strategy. As such the proposal is likely to compromise the delivery of the necessary infrastructure within the South of the M4 SOL and is contrary to policies CP1, CP2, CP3, CP4, CP5, CP6, CP7, CPS, CP10, CP19 and Appendix 7 of the Core Strategy, saved policy NRM6 of the South East Plan and the Council's adopted South of the M4 SOL SPD and Infrastructure Delivery and Contributions SPD.


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-~~- . P..LANNJNG HISTORY . The following applications are of relevance for the SOL F/2005/4827 Proposed construction of an Eastern relief road for Shinfield

including a new bridge over the M4 rnotorway and under Cutbush Lane.

0/2007/2268 Outline application for the proposed residential development (C3 Use) at a minimum of 30 dph plus creation of new vehicular accesses footpath links cycleways and public open space.

0/2009/1027 Outline application for phase 1 development of Science & Innovation Park (Access to be considered) plus full application for the construction of access road foot and cycle ways M4 o/verbridge and associated works including landscaping and engineering works plus erection of boundary wall and fence adjoining Shinfield Road/Access Road. Part demolition and reformation of facade of Stable Buildings at Lane End Farm and demolition of existing farm buildings. -Approved

F/2010/1428 Full application for the construction of an Eastern Relief Road (ERR) to Shinfield including the construction of road foot and cycle-ways an M4 over-bridge. Re-grading of embankments landscaping utilities creation of flood compensation areas and associated works including engineering and other operations. Erection of replacement boundary wall and fence adjoining Shinfield Road/ ERR part demolition of existing farm buildings at Lane End Farm and demolition/deconstruction of two poly tunnels south of Cutbush Lane. -Appeal Approved

0/2010/1432 Outline application for a residential development of up to 1 200 dwellings a further 150 units of specialist housing (including sheltered housing) for elderly persons a local centre to include a foodstore (2 500 sq.m) and other retail and office uses a community building proposed extension of existing primary schools erection of a new primary school public open space sports pavilion suitable alternative natural greenspace (SANG) and access and landscaping. -Appeal Approved

F/201 0/1434 Application for change of use of land from agricultural to Suitable Alternative Natural Greenspace (SANG) (Sui Generis use) and associated development to include Pedestrian and Vehicular access car park Footpaths and Landscaping. -Appeal Approved

0/20.13/0.tO_L ___ Qutline_pJannJ.og_f;Jermission for a r~sidential develor:>ment . - - - - . - - - - · ·comprising upto126 dwellings; public open space, children's

play areas, accesses to Cutbush Lane and the Shinfield Eastern Relief Road, Landscaping, Ecological buffer zone, ground modelling, sustainable draina_ge systems and associated


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- - - ~ ~-

- ~ -~---- --- _ infrastructure.- Resolved to approve subject to a suitable S1 06 agreement

0/2013/0346 Hybrid application with part in outline in respect of up to 900 dwellings, up to a three form entry primary school, public open space, access and landscape (means of access into the site to be considered) and part in full in respect to Suitable Alternative Natural Greenspace (SANG), following demolition of existing dwelling and ancillary buildings including greenhouses, sheds, stables and garage.- Concurrent application, resolved to approve on the 18/09/13 subject to a suitable S 106 agreement.

0/2013/0565 Outline application for the erection of 100 dwellings with associated landscaping and open space means of access to be considered. -Currently under consideration

The followinQ applications are of relevance for the site 97/64936/0 Outline application for the erection of 2500 houses - Not

determined 30403 Outline application for 2750 dwellings and district centre- Appeal

withdrawn 30407 Outline application for 2750 dwellings and district centre- Appeal

withdrawn 28463 Outline application for 20 houses -Appeal dismissed 28462 Outline application for 150 houses -Appeal dismissed

SUMMARY INFORMATION For Residential Site area - Residential land use Site area- Informal natural greenspace Site area - Play area Site area- Highways infrastructure Total site area Existing units

Proposed units Proposed density- dwellings/hectare Number of affordable units proposed Previous land use

Proposed parking spaces

CONSULTATION RESPONSES

6.84ha 1.65ha 0.17ha 0.75ha 9.41ha 1 (214a Hyde End Road to be demolished) 276 31 96 Agricultural - predominantly grazing and residential 676

Affordable Housing Requests the provision of 71 affordable units on site and a Qffi_c_e_r commuted sum for 25 units off site to be secured through the

-- - S1 06 agreement.

Drainage Officer No objection


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English Heritag?_ No comments defer to the Local Planning Authority Conservation ---

Officer

Thames Valley Seek contributions for additional infrastructure Police Officer note- this was not justified at the Shinfield West appeal,

the Inspectors view was that this did not satisfy the CIL Regulations 122 test as this could be funded by other sources such as future Council tax revenue

Sport England Lack of provision in respect to area of playing field for primary school and/or funding to provide an artificial sports pitch - Officer note: this is subject to the outline application 01201310346 and an assessment of this was included in the Officers report.

Failure to show how the local schools will be a community hub as required by the SPD - Officer note: this is subject to the outline application 0/2013/0346 and an assessment of this was included in the Officers report.

Lack of detail regarding the ability of the two main playing field sites to accommodate the range of summer and winter pitches as well as supporting ancillary facilities such as car parking (only shown on one site), pavilions, storage, access etc. - Officer note: this is subject to the outline application 01201310346 and an assessment of this was included in the Officers report.

Financial contributions - Officer note: appropriate financial contributions will be secured through the S106 agreement where these meet the CIL tests.

Highways Agency No objection

Royal Borough of No objection Windsor and Maidenhead

West Berkshire No objection District Council

Crime Prevention No objection -the layout has been amended to take into account Officer the comments received by the Crime Prevention Officer

Office of Nuclear ONR considered that should the relevant authorities recommend Regulation that it would have no impact on the off-site nuclear emergency

planning arrangements, there would be no objection - Officer note: see report below paragraph 118

Community Advises that there would be no adverse impact on the off-site Resilience Officer nuclear emergency planning arrangements.

Conservation No objection Officer

--- ~--*·-~-,---~ -- - ---- -- --- --- ---------- ----Landscape Officer No objection, conditions 9-15 requested

Biodiversity Officer No objection, conditions 16-17 requested

Highways Officer No objection - The application has been amended to take on


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---. . . - - - - comments received from the Highways Officer. The revised package of highway measureSl1mprovements are now accepta!51e and will be delivered through the S 106 and/or conditions 20-34.

Public Open Space No objection Officer

Natural England Originally objected on the basis that no SAMM payments included although the applicant has demonstrated that they are willing for this to be secured by the Section 106. Objection now removed

South East Water No comments received

Transco No comments received

Scottish and No comments received Southern Power

Southern Gas No comments received

Civil Aviation No comments received Authority

Reading Borough No comments received Council

Ward Members No comments received

Public Rights of No comments received Way Officer

Berkshire No objection, condition 35 requested Archaeology

Thames Water No objection, condition 50 requested

Policy a) The applicant will need to explain why contributions towards pan Thames Basin Heaths SPA-wide Strategic Monitoring measures are not required when the approach of Core Strategy policy CPS indicates they are; Officer note: these contributions have been included

b) The application involves development on the site allocated by saved policy WH5 of the Wokingham District Local Plan (WDLP), which is within the overall area allocated by Core Strategy policy CP19. The case officer will need to be satisfied that the proposal accords with both of these policies; Officer note: see report below paragraphs 1-5

c) A number of 1, 2 and 3 bedroom units proposed on the site are below the minimum internal space and household space standards set in both the Borough Design Guide and policy TB07 of the Submitted Managing Development Delivery (MOD) document (Dec 2012).

~---·----·---~~· --- -- Officernote:-the-applicant-has amended the plans-and----- ------- -only a small proportion of the 2-3 bed houses do not meet the internal space standards - see report below paragraph 54


35

Environment Agency

Environmental Health

Shinfield Parish Council

~_o_pbj~e_c=t=io~n'-:c---:--,- ~ ---::---c-Following further details from the applicant we are now -satisfied -that the proposed development will not increase surface water flooding. Condition 47 reguested No objection Recommends suitable internal and external noise mitigation measures - Officer note: refer to condition 39

Recommends a construction management plan/restriction on hours of operation- Officer note: refer to conditions 18-19

Recommends conditions in respect to contamination - Officer note: refer to conditions 37-38 Response provided is in respect to this application and 0/2013/0346. Full response attached at the end of the report. Planning issues summarised below:

Design, layout and appearance Inappropriate height of buildings/buildings out of character with the area/design inappropriate

• See report below paragraphs 16-40

Height of buildings encourages people to convert lofts • See report below paragraph 39

Streets should be broken up into different styles • See report below paragraphs 20-22 and 25-30

Positioning of utilities (bins storage, gas, satellite dishes and electric meters etc)

• Bin storage has been included for the apartments and there is access to rear gardens/garage space provided for the private dwellings. Utilities would be incorporated into the design of the dwellings. The positioning of satellite dishes cannot be considered at this stage and therefore cannot be justification for refusal

Sustainability Request for code level 4 houses

" See report below paragraphs 104-108

Improved sustainability measures for individual buildings • See report below paragraphs 104-108

Location of development to shops ----I-------·-----~·!__ The SJ2atial framework plan for the South of the M4 SPD

cioesnotfdentliyeiiiy-shopson site - - - ----- --

Air pollution from development " This has been assessed as part of the Environmental


36

Statement and this indicates that there would be only a negligible impact. The Environmental Healfh-Offlcer has assessed this and is satisfied that there would not be an adverse impact

Location of affordable housing Affordable housing should be spread out across the development

• See report below paragraph 115

Transport and highways Consideration of speed limits on roads within and surrounding the development

• Consideration has been given to the design of the road network which will be designed to lower speeds which are set out in the DAS. Suitable speed reductions/traffic management measures have been secured along Basingstoke Road and Hyde End Road

Highway improvements/pedestrian/cycle routes/traffic calming requested outside of application site

• Junction improvements are proposed outside the application site. Improved pedestrian/cycle connectivity to Shinfield will be achieved through the sustainable transport link. The revised plans have sought to improve pedestrian/cycle links

Traffic lights should be part time or phased in line with traffic flows

• The traffic lights will respond to differing flows throughout the day. Those junctions that incorporate pedestrian crossing will not be able to part time as this would cause safety issues for users.

Travel planning does not include impact of school traffic • The modelling accounts for traffic generated by the

primary school and schools in the wider area

Road widths not wide enough within the development to allow access for buses

• The access and road width for the bus route through the site has been designed to be 6. 1m in width to accommodate these vehicles

Public transport Not sustainable or integrated

~ _ _ _ _ __ -J----·- __ ·-- ________ 7

_•_. ~he_!Jppjip_afjo_(l should be read in conjunction with the __ ____ - cc_.:_ · ··· · . South of the M4 Bus strategy wfiich will infroauce a-new -

bus service. This will give residents a choice for sustainable transport measures. An interim transport strategy will be secured through the S106 agreement.


37

--- - -------~ Objection to bus route through green gap

• The principle of this has been established under the Shinfie/d West planning permission- 01201011432

Routing buses through estates will lengthen travel times • The application should be read in conjunction with the

South of the M4 Bus strategy which will introduce a new bus service. Routing buses through the estate will increase access to this service. The bus services will reduce the distance residents walk to bus stops which will encourage use. The bus link is a priority measure and will improve journey times.

Parking Tandem parking inappropriate and encourages on street parking

• The Highways Officer is satisfied with the proposed parking layout and provision of parking spaces which has increased the level of parking from 616 to 676 spaces -See report below paragraphs 89-91

Parking plans make no consideration for car ownership in borough or HMO's

• The parking has been provided in accordance with Wokingham Borough Parking Standards and the Highways Officer is satisfied with the provision of parking

Additional visitor parking requested • 65 unallocated parking spaces have been provided and

the Highways Officer is satisfied with the provision of visitor spaces.

Pedestrian movement and access Improvements to pedestrian/cycle links outside application site

• The S106 has been agreed in accordance with adopted policy and includes all necessary offsite contributions. This includes contributions towards the upgrade of footpath 20 to provide a pedestrian cycle link between Spencers Wood and Three Mile Cross and advisory cycle Janes on Hyde End Road and Basingstoke Road, linking into many developments within the SOL and existing cycle networks.

Request re-routing of footpath 21 • This footpath has been retained in the site layout- see

-------- --------------- ----- reeort Q(3/oyv_e§ragraph_21.-

Improvements requested to wider public rights of way • The S106 has been agreed in accordance with adopted

policy and includes all necessary offsite contributions.


38

____ -~ ____ This includes contributions to footpath 20 to provide a pedestrian cycle link between Spencers Wood and Three--- - ---Mile Cross and advisory cycle lanes on Hyde End Road and Basingstoke Road, linking into many developments -within the SOL and existing cycle networks.

Proximity to amenities Request provision of doctors surgery in Three Mile Cross

• The doctors surgery at Shinfield has been designed to accommodate the future need for the SOL

Request that primary school at Spencers Wood is relocated • This is subject to the concurrent planning application

012013/0346

Request payment of S106 contributions towards Oakbank School • Secondary school contributions will be secured through

the S106 and these will be apportioned by Wokingham Borough Council's Education Department

Request improvements to retail facilities in Spencers Woodffhree Mile Cross

• These contributions are not identified in the Infrastructure Delivery SPO

Concerned of capacity of electric supplies • Officer note: a Strategic Infrastructure Assessment has

been provided and the lOP identifies contributions towards upgrading electrical infrastructure

Concerned over capacity of water/sewage infrastructure • Condition 50 refers

Hedgerows, trees and SANGs Protection for existing residents in respect to vermin disturbed by the development

• Condition 18 refers to a construction management plan

Request enhancement of hedgerows • A full Hedgerow Management Plan has been submitted

and the Biodiversity Officer is satisfied with this - see report below paragraph 66

Request a community orchard • This is subject to the concurrent planning application

. 012013L0_3_46

Maintenance of hedges • A full Hedgerow Management Plan has been submitted

and the Biodiversity Officer is satisfied with the


39

_ __ __ __ _ _____ _ _ _ _management strategyfor the hedgrHows - see report below paragraph 66 - -- --

Maintenance of ditches • This will be secured through the S106 agreement

Management plan requested for waterbodies • This will be secured through the S106 agreement

Loss of hedgerow • See report below paragraph 66

Request all styles replaced with kissing gates • This is subject to the concurrent planning application

0/2013/0346

Provision of hard surfaces should be included • This is subject to the concurrent planning application

0/2013/0346

Seats should be located in paved areas • This is subject to the concurrent planning application

0/2013/0346

Trees should be protected for wildlife impacts • This is subject to the concurrent planning application

0/2013/0346

Hedgerows should be planted in triple layers • This is subject to the concurrent planning application

0/2013/0346

Disappointed with fragmented nature of SANGs • This is subject to the concurrent planning application

0/2013/0346

Wildlife friendly ditches should be adjacent to hedgerows • This is subject to the concurrent planning application

0/2013/0346

Replacement planting requested for any new planting that fails to become established

• Condition 10 refers

Highlight importance of long term maintenance of SANGs -- •- -This is--subject- to the concurrent-planning application__ _ _ _ _

0/2013!0346 --- --- ----

Concern iri respect to maintenance methods for SANGs • This is subject to the concurrent Ianning application


40

___ 0120_1_310_3_4_6

Request wildlife corridors between sites (Mays Field and Five Acre SANG

• This is subject to the concurrent planning application 0/2013/0346

Public open space Insufficient public open space


Public open space located in inappropriate location • The Public Open Space Officer is satisfied with the design

and location of public open space -see report below paragraphs 36-37

Provision of play facilities • The Public Open Space Officer is satisfied with the play

facilities -see report below paragraph 36

Request S 106 contributions to be provided to the parish for maintenance

• Maintenance is subject to the S106 agreement

Request a MUGA • This is subject to the concurrent planning application

0/2013/0346

Drainage Impact of flooding on existing properties

• The application has been assessed by the Environment Agency and WBC Drainage Officer who are satisfied with the proposed mitigation measures and Flood Risk Assessment - see report below paragraphs 100-103

Clarification requested in respect to replacement of culverts at Church Lane, Three Mile Cross

• This is subject to the concurrent planning application 012013/0346

Following re-consultation the following additional issues were raised in respect to the full application:

Accuracy of plans for houses fronting Hyde End Road • The plans have been checked and only 2.5 storey

.buildings.would .. be.located.atthe fr.ont of the. ~>iie .

___ restricted__ _ ___ _

Burghfield Parish Council

Beech Hill Parish Council

• Officer note: the parking provision is in line with wac parking standards. A planning condition is not considered reasonable and would be difficult to enforce

Concern over on street parking • The parking provision is in line with wac parking

standards which should restrict on road parking. Parking restrictions could be implemented at a later date if necessary

Width of footpaths in play area • The Public Open Space Officer is satisfied with the width

of the footpaths

Objection: Loss of countryside

• See report below paragraphs 1-5 Objection:

Overdevelopment in rural area • See report below paragraphs 16-40

Concerns in respect to additional traffic • See report below paragraphs 69-99

Concerns in respect to access to public transport " Scheme has been designed in accordance with the bus

strategy to enable integration with the proposed new bus loop. See report below paragraphs 93-96

Insufficient secondary schools • The S1 06 agreement will secure appropriate secondary

school contributions to meet the demand generated by the site

Request that some of the S1 06 contributions be made available to Beech Hill Parish Council

• There is no requirement or justification for the S1 06 contributions to be directed to the Parish Council

Early Town Council Comments in respect to highway impacts • See report below paragraphs 69-99


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------~_R~E~~~~-E~S~~~N~I~A~~~IO~~~S~====~~====~~~~~~--~~----~~· 49 letters of objection/comment have been received. The planning related issues raised are summarised below:

Loss of separate identity of settlements • The principle of residential development in this area has been established

through the allocation of the site in the Core Strategy and South of the M4 Spatial Framework Plan- see report below paragraphs 1-5

Out of character with the area/ inappropriate design of houses three storey development unacceptable


Overdevelopment of the site/area • See report below paragraphs 16-40

Proposed density too high • The density is below the 35 dwellings per hectare identified by the Core Strategy

- see report below paragraph23-24

Impact on highways/highway safety • The Highways Officer is satisfied with the package of measures to mitigate the

impact of the development on highways- see report below paragraphs 69-99

Speed limits should be reduced " The principal route through the site would be restricted to 30mph. The DAS

indicates that secondary streets will be designed to keep vehicle speeds low. A traffic management scheme seeking to reduce speed limits and improve pedestrian and cycle facilities has been submitted for Basingstoke Road. The Transport Appraisal does not identify the need for f

development no weeks on parish ref no f/2013/0347 tbc ... › data › planning committee ›...

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