The Planning Committee of Wokingham Council convened on 11 March 2106 to discuss several planning applications. The committee approved three major housing developments in Winnersh and Shinfield, totalling over 400 new homes, including a significant proportion of affordable housing. One application for outline permission for 20 dwellings in Arborfield was also approved, subject to a legal agreement and conditions.

Application Number 251421 - Land at Old Forest Road, Winnersh

The committee approved a full application for the erection of 53 dwellings on land at Old Forest Road, Winnersh. The development will include associated landscaping, parking, drainage, and open space. Objections were raised by Wokingham Town Council and Winnersh Parish Council concerning the access via Old Forest Road, citing safety and practicality issues, particularly regarding the road's width and the potential for two large vehicles to pass. Concerns were also raised about pavement width, street lighting, and the route pedestrians might take. The Emmbrook Residents Association also objected, primarily on access grounds, arguing it was contrary to the Core Strategy.

The agent for Elstree Land Ltd, the applicant, stated the scheme would deliver 53 high-quality homes, including affordable housing, and contribute to the housing land supply. They noted the site was identified in the Local Plan Update for development, with Old Forest Road being the preferred access. Highways officers raised no objections to the proposed access. The committee debated the practicality of vehicle passing, alternative access routes, overlooking, and drainage. Officers clarified that the access road width met guidance, and while a ransom strip of land was owned by the Council's Estates team, an alternative access had not been pursued as a safe access was proposed within the applicant's control. Separation distances were confirmed to be in excess of guidance, and highway safety records for Old Forest Road showed no injury collisions in the previous five years.

The decision was to approve the application subject to conditions and informatives, including provisions for 40% affordable housing (52% affordable rent, 48% shared ownership), an Employment and Skills Plan, Biodiversity Net Gain monitoring, an NHS contribution of £48,028, a Green Infrastructure contribution of £140,329.90, the creation of a management company, details of internal estate roads, bus service enhancements (£58,644), a Travel Plan, on-site public open space, and a public footpath link.

Application Number 252138 - Land East and West of Hyde End Road, Shinfield

A full application for 183 dwellings on land east and west of Hyde End Road, Shinfield, was approved, subject to conditions and a Section 106 agreement. Concerns were raised by Councillor Andrew Gray, the ward member, about infrastructure keeping pace with development and the accuracy of air quality data. Debate focused on the importance of Hyde End Road widening, the lack of a continuous footway, pedestrian routes via Millworth Lane, protection of ancient woodland (Tanner's Copse), and land within Flood Zone 2.

Officers confirmed that while the application did not require improvement to Hyde End Road, there would be two crossings between parcels, connections to Shinfield Meadows, and a signalised Toucan crossing. A pedestrian connection to Millworth Lane, including a footbridge, was also confirmed. Protection for Tanner's Copse would be maintained by a 15m buffer and a low post-and-rail fence, with development pushed away from this area. Flooding concerns were addressed, with only a small area in Flood Zone 2 designated as open space. An additional condition was included to ensure consistency with application 242484, requiring off-site highway works at the Black Boy Roundabout to be completed before occupation.

The Section 106 agreement will secure 40% affordable housing on-site, an Employment and Skills Plan, Thames Basin Heaths SPA mitigation via Langley Mead Extension SANG, contributions towards education and NHS services, My Journey initiatives, public transport improvements, public open space, roads management, Biodiversity Net Gain monitoring, and off-site highway works including footpath improvements adjacent to Shinfield Nursery and Infant School, bus stop improvements, and widening sections of Hyde End Road. The committee also authorised the Head of Development Management to refuse permission if the S106 agreement was not completed within six months.

Application Number 242484 - Land to the North of Arborfield Road, West of Shinfield Eastern Relief Road

The committee approved a full application for 191 dwellings, open space, landscaping, and infrastructure on land north of Arborfield Road, west of the Shinfield Eastern Relief Road. This development will include 40% affordable housing (76 units). Councillor Andrew Gray welcomed the affordable housing provision but stressed the importance of securing the Section 106 agreement.

Concerns raised during debate included the proximity of Flood Zones 2 and 3, climate change impacts on flood risk, improvements to Black Boy roundabout and other highway works, traffic modelling and cumulative impacts, parking at the nursery, and cycle/pedestrian connections. Officers advised that the built development was within Flood Zone 1, with Flood Zones 2 and 3 located in proposed open space. Staged highway improvements, including interim works at Black Boy roundabout, were deemed necessary. Traffic modelling supported the accommodation of around 1,100–1,200 homes with interim works. Parking at the nursery was addressed, and a shared use footway/cycleway connection was proposed.

The Section 106 agreement will secure 40% affordable housing on-site, an Employment and Skills Plan, Thames Basin Heaths SPA off-site mitigation via The Ridge SANG, financial contributions towards primary education, NHS services, My Journey, public transport improvements, public open space, roads management, Biodiversity Net Gain monitoring, and off-site highway works including bus stop improvements. Conditions were updated, and the committee authorised the Head of Development Management to refuse permission if the S106 agreement was not completed within six months.

Application Number 240731 - Land to the North East of Westwood Cottage, Sheerlands Road, Arborfield

An outline application for 20 dwellings on land north east of Westwood Cottage, Sheerlands Road, Arborfield, was approved, subject to conditions and a Section 106 agreement. The proposal replaces an existing builder's yard with residential use. Concerns were raised about the plot layout, roads, access, potential land contamination, and the timing of S106 contributions.

Officers confirmed that contamination mitigation would be addressed through a condition requiring the agreement and implementation of a mitigation scheme. Access from Sheerlands Road would become a priority access with demountable bollards for emergency services, creating a pedestrian and cycle route. Drainage strategy details would be confirmed at the reserved matters stage. NHS and My Journey contributions would be expected upfront or prior to occupation of the first dwelling.

The Section 106 agreement will cover professional and legal costs, monitoring fees, indexing of payments, a My Journey Travel Plan contribution (£612 per dwelling) or an alternative Travel Plan, a Section 278 highways agreement for off-site works, funding for a Transport Regulation Order (TRO) for double yellow lines and a 20mph speed limit, details of estate roads, SANG payment, Strategic Access Management and Maintenance (SAMM) payment for the Thames Basin Heath SPA, financial contributions for open space, sport and recreational facilities, establishment of a management company, and an NHS contribution of £18,124. The committee also authorised the Head of Development Management to refuse permission if the S106 agreement was not completed within six months.

Other Business

Brian Conlon provided an update on major appeals performance and the appeal decision relating to Land West of Limmerhill Road, Wokingham.

The meeting was confirmed to have been held, and decisions were made on the applications presented.