The Wokingham Council Planning Committee convened on Wednesday, 20 May 2026, to discuss several planning applications. Key decisions included the approval of new SEND units at Keep Hatch Primary School and Bulmershe School, and the conditional approval of 19 dwellings at Ladds Garden Village. The committee also approved two reserved matters applications for a large residential development on land east of Watmore Lane in Winnersh, comprising 111 and 118 dwellings respectively, subject to conditions and informatives.

Keep Hatch Primary School and Bulmershe School SEND Units

The committee unanimously approved full planning applications for the erection of detached single-storey buildings to form new SEND (Special Educational Needs and Disabilities) units at Keep Hatch Primary School¹ and Bulmershe School². Both applications were put forward by Wokingham Borough Council on behalf of the respective schools.

Oliver Gill, speaking on behalf of Wokingham Borough Council, highlighted the significant deficit in specialist provision for children with additional needs across all age categories within the borough. He emphasised the urgent need for more specialist services to ensure these pupils can receive education locally, fostering inclusion and community integration. Parents and families have expressed strong support for these types of provisions.

Debate among councillors focused on the positive impact of these applications in supporting SEND provision within the borough. For Bulmershe School, specific discussions included the removal of urban trees, with officers confirming that the Wildlife Act would govern the process and that nesting seasons would be avoided. Concerns were also raised about pupil drop-off arrangements, which officers confirmed would be addressed through a conditioned School Travel Plan. The access route for Bulmershe School was clarified to be via Chequers Way.

Both applications were recommended for conditional approval by officers, and the committee voted unanimously in favour of the officer's recommendations.

Ladds Garden Village, Bath Road, Hare Hatch

The committee granted conditional approval for the erection of 19 dwellings with associated landscaping and access at Ladds Garden Village³, following the demolition of existing buildings. The applicant, Westbourne Homes Ltd⁴, proposed redeveloping the previously developed site, which is located within the Green Belt and countryside.

Simon Chapman, a resident, objected to the application, citing concerns about the detrimental impact on the amenities of Scarletts Lane, including walkers, cyclists, and equestrians. He expressed worries about the height of the proposed buildings and their potential to negatively affect the rural character of the area, particularly concerning lighting.

Tom Rumble, speaking for the applicant, highlighted that the National Planning Policy Framework (NPPF)⁵ supports the redevelopment of brownfield land within the Green Belt, provided it does not cause substantial harm to its openness. He outlined benefits including the redevelopment of brownfield land, the provision of 19 much-needed homes, a mix of dwelling sizes, and a reduction in built form and hardstanding with an increase in landscaping. The scheme also includes biodiversity net gain and highway improvements.

Councillors debated several issues, including changes to speed limits, slab levels, landscaping, lighting, the emergency escape footpath, green infrastructure contributions, and biodiversity net gain. Highways officers confirmed that any speed limit changes would be subject to a Traffic Regulation Order and public consultation. Regarding landscaping, it was confirmed that details would be secured by condition, with assurances that east and south boundaries would be screened. Conditions also covered external lighting strategies for biodiversity and environmental impacts.

The committee discussed the location of the footpath and flood resilience measures, with officers explaining it was a necessary alternative means of escape in extreme flooding events. The green infrastructure off-site contribution was clarified to be allocated by the Green Infrastructure team for various typologies of open space. Concerns about affordable housing were addressed, with officers explaining that the policy expectation of 40% was subject to a viability review, and that on-site provision would render the development unviable. An independent viability review concluded that 10% affordable housing on-site would be unviable, leading to an off-site contribution.

The sustainability of the site was a key point of discussion, with Highways Officers noting limited accessibility via sustainable transport modes. However, mitigating factors, including the redevelopment of previously developed land and some sustainable transport improvements, were considered to reduce the harm. The committee ultimately approved the application subject to conditions, informatives, and the completion of a Section 106 legal agreement⁶.

Land East of Watmore Lane, Winnersh (Phase 1 and Phase 2)

The committee considered two reserved matters applications for a residential development on land east of Watmore Lane, Winnersh, comprising Phase 1 (111 dwellings) and Phase 2 (118 dwellings), pursuant to an outline planning permission granted on appeal⁷. Both applications were discussed together and subsequently approved.

Mark Croucher, the case officer, presented the applications, explaining that the outline permission established the principle of development and the need for two access points. The phasing into two applications was introduced to manage the delivery of the site and to comply with a Grampian condition⁸ preventing more than 111 homes from being built until a secondary access is secured.

Jane Harrison, speaking on behalf of the applicant Taylor Wimpey[^9], highlighted the delivery of 229 much-needed homes, with 40% affordable housing. She emphasised the thoughtful design responding to the context, integration with the landscape, and sustainability measures.

Councillor Prue Bray, the Ward Member, spoke in objection, primarily concerned about the creation of a through-route for traffic between the two phases, potentially leading to a rat run bypassing the Winnersh crossroads. She argued that this would negatively impact residential roads and the safety of nearby schools. Councillor Bray requested deferral for further traffic assessments and suggested blocking all three potential through-routes.

Debate among councillors covered the necessity of two access points, increased traffic concerns, density, garden size, flooding, the Grampian condition, and drainage infrastructure. Officers clarified that the Inspector at the outline stage had deemed a second access necessary for good urban design and accessibility. The phasing was introduced to manage the Grampian condition.

Concerns about traffic increases were acknowledged, but officers noted that traffic calming measures, including speed tables and the blocking of one through-route, would be implemented. The possibility of adding no through road signs was discussed, and officers agreed to add an informative to highlight potential traffic measures for future follow-up.

The committee also discussed the drainage infrastructure, with officers confirming that the phases were designed to work independently and together. Both applications were ultimately approved unanimously, subject to conditions, informatives, and an informative regarding traffic measures.

20 Culver Lane, Earley

Application 253109 for the proposed erection of one detached dwelling and car port at 20 Culver Lane, Earley, was withdrawn from the agenda.