The Wokingham Borough Council Planning Committee met on Wednesday 8 July 2026, approving a significant housing development at Land at Ducks Nest, Eversley Road, Arborfield, and a variation to an existing planning permission at 108 Reading Road, Woodley. The committee granted conditional approval for the Arborfield development, which includes up to 135 new homes and a Suitable Alternative Natural Greenspace (SANG), subject to a legal agreement and specific conditions. The Woodley application, a variation to an existing permission, was also approved, allowing for alterations to a rear dormer, fenestration, and a rear balcony.

Land at Ducks Nest, Eversley Road, Arborfield

The committee granted conditional approval for a hybrid planning application at Land at Ducks Nest, Eversley Road, Arborfield. This development comprises a full application for the creation of a Suitable Alternative Natural Greenspace (SANG) and an outline application for up to 135 residential dwellings. The decision was made despite the site being located outside defined settlement limits, which conflicts with the council's spatial strategy. However, the council's inability to demonstrate a five-year housing land supply engaged the tilted balance under the National Planning Policy Framework (NPPF), meaning permission should be granted unless adverse impacts significantly and demonstrably outweigh the benefits.

The approval is subject to the applicant joining the Council's District Licencing Scheme for Great Crested Newts, adherence to conditions and informatives outlined in the report, and the completion of a Section 106 legal agreement. This agreement will secure several key provisions, including 40% on-site affordable housing, contributions towards public open space, employment and skills, the creation of a management company for on-site public open space, and the long-term management and maintenance of the SANG. It also includes contributions towards SAMM (Strategic Access Management and Monitoring) for the Thames Basin Heaths Special Protection Area, public rights of way improvements, biodiversity net gain monitoring, and NHS primary care. Crucially, the agreement will also secure access improvement works, including new vehicular access and controlled crossings, bus stop upgrades, and a 'My Journey' contribution alongside travel plan obligations.

During the debate, councillors raised concerns about the principle of development outside settlement boundaries, the impact on landscape character, and the sustainability of the location. Significant discussion also focused on highway safety, particularly regarding the proposed access points onto Observer Way and the Eversley Road/Langley Common Road roundabout, as well as the cumulative impact of traffic on local roads. Concerns were also voiced about existing pressures on local infrastructure, including schools and healthcare facilities, and the potential for increased flood risk. Officers clarified that while the site was outside settlement limits, the inclusion of the SANG was considered to mitigate concerns about settlement coalescence. They also detailed the proposed highway improvements and drainage strategies, noting that while the council could not demonstrate a five-year housing land supply, the benefits of the development, including housing numbers and affordable housing provision, were considered to outweigh the adverse impacts. The committee also noted the significant environmental benefit of the substantial SANG provision, which would serve as a strategic resource for the borough.

108 Reading Road, Woodley

The committee approved a variation to Condition 2 of planning permission 251184 at 108 Reading Road, Woodley. This variation allows for revised approved plans, including alterations to the rear dormer, amendments to fenestration, revisions to the rear balcony, and changes to the dormer roof form. The decision was made after considering objections from local residents and the ward councillor, who raised concerns about the development's scale, design, potential for overlooking, loss of privacy, noise, and parking.

Officers noted that the proposed changes were not materially different from those already approved under previous applications (251184 and 252525), which established a fallback position. They concluded that the variations would not cause additional harm to the character of the area or significantly impact neighbouring residential amenities in terms of overlooking, loss of light, or overbearing effects. The revised balcony was noted to be narrower than previously approved, and privacy screens were to be installed. The committee was informed that the Highway Authority had not raised objections regarding parking, as the existing driveway would be retained and could accommodate up to three vehicles, in line with adopted parking standards.

Councillor Carol Jewell declared a Prejudicial Interest in this item due to her membership of the Woodley Town Council Planning Committee and did not participate in the discussion or vote.