plan shall be carried out as approved and any subsequent variations shall be agreed in writing by the local planning authority.

To ensure the protection of wildlife and supporting habitat and secure opporiunifies for the enhancement of the nature conservation value of the site in line with national planning policy. Relevant policy CPI, CP3 CP7 and PPSI and 9.

49) Prior to the commencement of development, a detailed method statement for the removal or long-term management 1 eradication of Japanese knotweed on the site shall be submitted to and approved in writing by the local planning authority. The method statement shall include proposed measures to prevent the spread of Japanese knotweed during any operations such as mowing, strimming or soil movement. It shall also contain measures to ensure that any soils brought'to the site are free of the seeds I root 1 stem of any invasive plant covered under the Wildlife and Countryside Act 1981. Development shall proceed in accordance with the approved method statement.

To prevent its spread as a result of the development. Japanese knotweed is an invasive plant, the spread of which is prohibited under the Wildlife and Countryside Act 1981..

50) The proposed water detention basins shall be constructed in accordance with a scheme to be submitted to and approved in writing by the local planning authority prior to the commencement of development.

To ensure that the proposed water detention basins are developed in a way that contributes to the nature conservation value of the site in accordance with national planning policy by providing suitable habitats for wildlife. Relevant policy PPS 9.'

51) A Buffer Zone a minimum of 5 metres wide alongside, the non-main watercoursesldrainage ditches within the site shall be established in accordance with details which shall be submitted to and approved in writing by the Local Planning Authority before the development commences.

To protect and conserve these habitats. Relevant policy CPI, CP3, CP7 and PPSI an0 9.

52) There shall be no light spill into the watercourse, adjacent river corridor habitat, or areas of importance to wildlife, particularly corridors for commuting bats.

To protect biodiversity along the watercourses. Relevant policy CPI, CP3, CP7 ano PPSl and 9.

53) Prior to the commencement of the development, a scheme of mitigation for impacts on bats shall be submitted to and approved in writing by the local planning authority. The works shall then be carried out in accordance with the approved details and time scale.

To protect and conserve these habitats. Relevant policy CPI, CP3, CP7 and PPSl anc 9.

54) No development shall take place (including demolition and site clearance) until ful details of a protected species and reptiles contingency plan has been submitted to anc approved in writing by the LPA. The plan shall include:

(a) surveys at agreed periods during April, May and September by an agreed expert;

(b) details of appropriate mitigation measures and contingency plans should such reptiles be found to be present.

The plan shall be carried out as approved.

In order to ensure protection of protected species which may be on the sife. Relevant policy CPI, CP3, CP7 and PPS I and 9.

55) Provision shall be made for services, including cable TV pre-ducting, to be placed underground. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any Order revoking and re-enacting that Order with or without modification), no overhead wire cables or other form oi overhead servicing shall be placed over or used in the development of the application site or subsequently.

In order to ensure a satisfactory form of development relative to surrounding buildings and landscape. Relevant policy: Core Strategy policies CPI and CP3, PPSI Delivering Sustainable Development.

56) Prior to the commencement of development details for the relocation and . undergrounding of the 132kV overhead power lines shall be submitted to and approved

in writing by the local planning authority.

In order to ensure a satisfactory form of development relative to surrounding buildings and landscape. Relevant policy: Core Strategy policies CPI and CP3, PPSI Delivering Sustainable Development.

57) No development shall commence until a programme of archaeological work (which may comprise more than one phase of work) has been implemented 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: To allow adequate archaeological investigation before any archaeological remains are disturbed by the approved development. Relevant Policies: PPGIG: Archaeology and Planning and Wokingham District Local Plan policies WHEIO and WHEl2.

Number of Dwellings on Site The applicant is informed that the development proposal is for a maximum of (up to) 433 dwellings units on the site. This upper limit is subject to further detailed assessments (as per conditions above) and therefore the number of units could be reduced if the location proposed for housing is found to be unacceptable.

Pedestrian Crossing A pedestrian study is required to establish whether the pedestrian refuge crossings are safe or whether toucan or signalised pedestrian crossings are required to access the Country Park. This can only be established when the WRR comes into operation.

Travel Plan The requisite Travel plan would need to comply with the latest national and WBC guidance:

1 Local labour I

. 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.

Tharnes Water

Water Comments The existing water supply infrastructure has insufficient capacity to meet the additional demands for the proposed development. With regard to the proposed development Tharnes Water would require phasing in accordance with Government Guidance PPSIZ to ensure suitable water supply infrastructure is in place in time to serve the new development. To ensure Tharnes Water has sufficient lead-in time to provide such additional services, development phasing should be controlled by a planning condition or Section 106 agreement of the Town & Country Planning Act.

Reason: To ensure that the water supply infrastructure has sufficient capacity to cope with thelthis additional demand, Thames Water will aim to provide customers with a minimum pressure of 10m head (approx 1 bar) and a flow rate of 9 litreslminute at the point where it leaves Tharnes Waters pipes. The developer should take account of this minimum pressure in the design of the proposed development.

Supplementary Comments Waste Water - It is unclear from planning documents how waste water will be disposed of from this development. There appears to be contradicting information as to whether the development will ..construct a private Sewage Treatment Works (STW), adoptable STW or whether wastewater will be discharged to the public sewer system. Consultation with Thames Water Developer Services is recommended to ensure that wastewater infrastructure and1 or treatmeni non-infrastructure is in place to drain this development.

Thames Water will aim to provide customers with a minimum pressure of 10m head (approx 1 bar) and a flow rate of 9 litreslminute at the point where it leaves Tharnes Waters pipes. The developer should take account of this minimum pressure in the design of the proposec development.

1 Environment Agency

Flood Defence Consent Under the terms of the Water Resources Act 1991, and the Land Drainage Byelaws 1981, the prior written consent of the Environment Agency is required for any proposed works 01

structures, in, under, over or, within 8m of the River Loddon. We recommend that the applicants contact us at their earliest convenience to discuss the requirements for the Flooc Defence Consent. We offer free pre-application service for the consenting, to utilise this please contact: authorisations.se@.environment-aaencv.qov.uk

Nature Conservation Bird nesting and roosting sites should be built into new structures at the site through the incorporation of ledges, crevices and holes, where possible. Bat roosts should also be incorporated into the design of buildings where possible. This includes the use of bat bricks roost units, boxes andlor slates. The Environment Agency can advise further on this.

Green roofs Any losses of habitat can be replaced through the use of green roof systems on the flat roofs o the buildings. This not only recreates important habitat but can be combined with sustainable drainage and energy conservation. The incorporation of beneficial biodiversity features ir

The applicant is advised that the Council seeks that employers or developers within the borough commit to using local labour 1 contractors where possible. This should include:

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design is in compliance with PPS9 and PPS3. Latest National planning guidance states that it is reasonable to expect all new development to propose full mitigation and compensation measures for any ecological impacts, which is naturally greater in a previously ecologically valuable site and a Greenfield site such as Hatch Farm. In addition, guidance also states that development should seek to incorporate features to enhance biodiversity. The Environment Agency supports such an approach to planning for new development and would encourage liaison with ourselves to discuss suitable and appropriate mitigation and enhancement measures for this site. The site holds great potential to incorporate such ecologically friendly and sustainable techniques which help provide long-term solutions to the issues of habitat loss and flooding.

Green roofs have a number of benefits for new developments. As well as making buildings more thermally efficient, they can also prolong the liTe of a roof, manage the extremes of temperature and.humidity, moderate surface water run-off, provide greenspace for people and wildlife and help to reduce air pollution and noise.

Environmental benefits include:

Attenuation of storm water run-off Run-off attenuation reduces sewer overflows Option of cleaning and recycling grey water for use on site Reduction in the 'urban heat island' effect Helping to absorb greenhouse gasses (particularly CO,) and giving off oxygen Reducing diurnal/seasonal temperature changes in roof May reduce waterlsewer charges Thermal insulation of the building - cooling effect in summer and potential contributioi towards reduction in heat loss in winter

1 Such concepts need to be incorporated into plans at the earliest stage possible. I Buffer zones The 15m vegetated buffer zone shall be provided of locally native plant species, of UK genetic provenance, alongside the River Loddon. This buffer zone shall be measured from the top of the bank and shall be free of structures, hard standing, fences and public pathways.

Buffer zones to watercourses are required for the following purposes: I (i) to allow the watercourse to undergo natural processes of erosion and deposition, and associated changes in alignment and bank profile, without the need for artificial bank protection works and the associated destruction of natural bank habitat; (ii) to provide for the terrestrial life stages of aquatic insects, for nesting of water-related bird species, and for bank dwelling small mammals; (iii) to provide a "wildlife corridor" bringing more general benefits by linking a number of habitats and affording species a wider and therefore more robust and sustainable range of linked habitats;.. (iv) to allow for the maintenance of a zone of natural character with vegetation that gives rise tc a range of conditions of light and shade in the watercourse itself. This mix of conditions encourages proliferation of a wide range of aquatic species, including fish; (v) to allow, where appropriate, for the regrading of banks to a lower and safer profile, in areas where there is public access; (vi) to prevent overshadowing of watercourses by buildings; and (vii) to reduce the risk of accidental pollution from run-off.

The corridor adjacent to a watercourse provides important habitat for the terrestrial life-stages of many aquatic insects e.g. dragonflies. In order that this river corridor can be of benefit to wildlife it should remain undeveloped and in a natural state.

Legal Aqreements

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

Highway Issues I The developer is strongly advised 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.

The developer's attention is drawn to the fact that this permission does not authorise the physical construction of the proposed off-site highway works and site access connections to the public highway. A separate legal agreement made with the Council under S278 of the Highways Act 1980 is required. No work within or affecting the public highway shall commence until the agreement has been completed and the Council, as local highway authority, has approved all construction and installation details together with a programme of works.

1 ~nderaroindiog of Power Cables 1 Details should be submitted to the local planning authority to advise that the power lines comply with the 1998 ICNIRP guidelines on exposure to EMFs in the terms of the 1999 EU Recommendation.

To comply with the code of the practice "Power Lines: Demonstrating compliance with EMF public exposure guidelines, dated February 201 1 (Dept for Energy and Climate Change).

I I

PLANNING HISTORY Chatsworth Avenue - adjoining development site granted on appeal in Feb 2003 for erection of 209 dwellings (now constructed).

SUMMARY INFORMATION Total Site Area 50.4 hectares Country Park 24.4 hectares Density Average 36 dwellings per hectare Local Plan Allocation 400 houses Childrens Play Space LEAP and LAP proposed

Primary School Allocated site provisions Local Plan requirement is for single form

entry school (2 hectares) Proposed provision Two form entry school with 2 x junior

playing pitches and 1 adult pitch for wider community use (2.3 hectares).

Construction of Two Form Entry School Applicant to pay for single form entry part and construct I spec school WBC to pay top up cost for two form entry school.

Winnersh Relief Road Relief Road (Phase 1) Build relief road from Lower Early Way to

Kings Street Lane - approx. 1.68km in length with a 40 mph speed limit.

I Relief Road (Phase 2) Council to develop this scheme - Kings 1

I Street Lane to Reading Road. 1 Junction Improvements Contribution related to direct development

impacts upon Lower Earley Way;

Upgrading of King Street Lane junction to accommodate traffic up to 2026 and Phase 2 of WRR.

CONSULTATION RESPONSES Environment Further to the updated FRA, correspondence received from the Agency applicant and 'Updated Flood Risk Assessment and Drainage

Statement' (received from Stuart Michael Associates received on 6'h August 2010), the Environment Agency REMOVES objections to planning application 0/2006/8687, subject to conditions being imposed if permission is granted. These conditions relate to details to be submitted and restrictions, namely:

Details of the surface water drainage scheme for the site, based on sustainable drainage principles and an assessment of the hydrological and hydrogeological context of the development to mitigate the increase in; runoff rates; runoff volumes; increased pollution load to receiving watercourses caused by development (Condition 37);

Existing watercourses on-site shall remain open, other than where they need to be covered to allow for necessary access crossings to prevent the increased risk of flooding that would otherwise be caused by a reduction in flood storage capacity and impedance of floodwater flows, and to protect and enhance nature conservation interests (Condition 38 and 40);

Details of all new crossings (whether temporary or permanent) including footbridges of any of the watercourses (existing or proposed, and including ephemeral watercourses) to prevent the increased risk of flooding (Condition 41); '

Any walls or fencing constructed (permanent or temporary) within that part of the site liable to flood shall be designed to be permeable to flood water (Condition 42);

No storage of any materials including soil within that part of the site liable to flood (Condition 43);

A 15 metre vegetated buffer zone shall be provided of locally native plant species, of UK genetic provenance, alongside the River Loddon and shall be free of structures, hard standing, fences and public pathways (Condition 44);

* A Buffer Zone a minimum of 5 metres wide alongside the non- main watercourses/drainage ditches within the site shall be established to protect and conserve these habitats (Condition 51);

Detailed scheme for the design of the bridge crossing of the River Loddon (Condition 41);

1 e Detailed scheme for the design of the Country Park (Condition

Planting scheme for the site to ensure that all planting within or adjoining all water features is of appropriate locally native species of local providence (Condition 44); - Details of a landscape management plan (Condition 44 and 47);

Details of proposed water features (Condition 44); I No light spill into the watercourse, adjacent river corridor habitat, or areas of importance to wildlife, particularly corridors for commuting bats (Condition 52);

I A scheme of mitigation for impacts on bats (Condition 53); l A scheme of mitigation for UK and Local Biodiversity Action Plan species and habitats (Condition 54);

Thames Water The existing water supply infrastructure has insufficient capacity to meet the additional demands for the proposed development. Thames Water therefore recommend conditions be imposed relating to submission of further information comprising to ensure that the water supply infrastructure has sufficient capacity to cope with the additional demand in accordance with Government Guidance PPS12.

Recommend informative be attached with respect to waste water infrastructure.

Minerals & Waste Glass recycling should be included in community hub. Officer

Sport England Object to the current scheme - Sport England does not believe the proposed development, as it currently stands, adequately caters for the range of demands for sport and recreation provision that will be generated by the development, in particular indoor sports.

Conservation No comment Officer

Tree and Landscape No objection to the principle of development within this site subject to Officer as part of any reserved matters application significantly more

information would need to be provided on all landscape and tree issues affecting the site with a view to retaining and enhancing as much of the existing vegetation within the site as possible in line with the Landscape Strategy Plan. A landscape strategy will need to be provided for the spaces created within the proposed development including street trees, landscape edge planting, incidental spaces and new greenslparks (Conditions 6, 7, 8 and 9).

I Highways No objection subject to conditions. I Traffic Impact Different road scenarios have been tested 1 modelled and the assessment of traffic impacts on the strategic road network, including

Environmental Health Officer

the new junction connections onto Lower Earley Way North and King St Lane together with other junctions are considered to be robust.

The results indicate that with the partial WRR (provided as part of the development), Winnersh Crossroads would operate in a way that is no worse than at present without the development. Overall travel time on Reading Road, would improve between Wokingham and the Loddon Bridge (Showcase) gyratory. There would be some additional delays along Lower Earley Way North but this is not at a level considered to be unacceptable. Mill Lane shows reduced traffic movements with the phase 1 of the WRR. While King St Lane indicates some additional queuing on the approaches to the new junction with WRR.

Assessment shows that WRR phase 1 has the ability to accommodate the development traffic as well as acting within its ability as a strategic road, providing an improvement to the local highway network.

A S106 contribution is sought towards providing transport improvements to Lower Earley Way. Improvements will include the potential dualling of Lower Earley Way between the WRR junction and the Winnersh Gyratory.

Parking Parking will be a resewed matter and will be required to meet WBC parking standards. Parking is likely to be controlled by double yellow lines on the WRR itself.

Drainage The link road will provide an alternative transport corridor between Winnersh and Reading when the Loddon Bridge (Showcase) junctior and other local roads are closed at times of floods.

Other Refuse collection will need to be assessed as part of the details fol reserved matters.

No objection in principle however further detailed work would need tc be undertaken and the results could impact upon the general layou and position of some of the housing within the site.

Air The southern boundary of the development site is within an existing Ail Quality Management Area. The AQMA has been designated due tc likely exceedances of the nitrogen dioxide (M4 Motorway). The Environmental Statement includes a chapter (no 6) on air quality. Some of the information within the application is dated.

The indicative layout indicates that whilst the site boundary is adjacen to the M4, the majority of the proposed residential dwellings arc distances from the M4 and there is a buffer zone between proposec dwellings and the proposed relief road. Primary concern is the lanc east of the proposed South Gate Copse, where the proposec properties are closest to the M4, the buffer between properties and thc proposed relief road is narrower. Recommend condition seekin< additional information with respect to air quality (Condition 14).

Recommend conditions with respect to management of constructior

phase emissions, a range of possible mitigation measures and a Construction Environmental Management Plan (CEMP) is proposed (Condition 16).

Noise The site is in close proximity to the M4 and as such may be affected by road noise and also includes a relief road. Other uses that may generate noise include;

Sewage treatment works, (pumping station) and possible generators; . Electricity pylon grounding.

The Environmental Statement includes a chapter (no 7) on noise. Recommend condition relating to further noise assessment to be undertaken, construction phase noise and limit of hours of work (Condition 11).

EH Officer raises concern that when noise is robustly evaluated and considered alongside other site constraints, the development site may not be capable of the number of residential dwellings proposed (Condition 12).

(Officer Note: The scheme is an outline application for up to 433 units, therefore when further assessment work is undertaken at reserved matters stage the scheme could be reduced in scale if required)

Land affected by contamination The Environmental Statement includes a chapter on potential contamination Chapter 9. Recommend condition for intrusive investigation (Condition 17).

Light The proposal includes outdoor recreation areas, MUGA and Sports pitches associated with the school, therefore potential risk for external lighting to cause a nuisance. Recommend a condition requiring submission of external lighting details for approval (Condition 13).

Odour The proposal includes provision of a sewage treatment plant being a pumping station, in close proximity to proposed residential dwellings. Recommend imposition of condition relating to odour (Condition 16).

Power lines - electric and magnetic fields (EMF) public exposure Power lines should comply with the 1998 ICNlRP guidelines on exposure to EMFs in the terms of the 1999 EU Recommendation. Recommend a condition requiring details of compliance.

Countryside Officer No objection provided conditions are included to insure this scheme is I Ecologist unlikely to have any significant adverse impact on the local biodiversity.

Education Support the proposal for a 2 form entry primary school

iffordable Housing Ifficer

Iighway Agency HA)

qatural England

The Core Strategy requirements under which the threshold for affordable housing is 5 dwellings or more or residential sites of 0.16 hectares or larger. The site exceeds these thresholds and therefore there-is a requirement for provision of affordable housing.

To meet the requirements of Policy CP5 of the Core Strategy, a minimum of 35% of the total number of units should be provided on-site as affordable housing (152 affordable if a total of 433 dwellings were developed). All of the affordable housing units should be built to Homes and Communities Agency Design and Quality Standards (or their successor) and be transferred to one of the Council's five preferred Registered Social Landlord partners for a price that will enable the RSL to deliver the affordable housing without the need for public subsidy. Affordable housing units should be phased throughout the development.

Affordable housing should include supported housing dwellings (16) for people with learning disabilities (social rent). At least (2) of the apartments will meet Lifetime Homes Standard. At least (8) of the remaining affordable housing units will be built to Lifetime Homes Standard.

No objection as HA does not consider the impact of the proposal on the strategic road network (SRN) to be material (M4). If permitted recommend condition for travel plans to be in place prior to first occupation to help minimise traffic.

No objection subject to further work being undertaken and WSI being complied with.

Unable to review the scheme

The Local Planning Authority will need to be satisfied that this application will not have unacceptable negative impacts on the Landscape Character of the local area. Proposal is unlikely to affect any sites designated as Sites of Special Scientific Interest, or European sites within the meaning of the Conservation for Habitats and Species Regulations 2010, and the development site is not located within an Area of Outstanding Natural Beauty.

Landscape Character Natural England note that the application site sits within the Rive1 Loddon Landscape Character Area (A2) (LCA) and the Arborfield Rive1 Terrace LCA (CI), known for its rural, remote character and low density of scanered built features (Wokingham District Landscape Charactel Assessment, 2004). The evaluation of the Loddon River Valley considers the landscape to be of overall high quality, with a stronc character and notably a landscape with high sensitivity to change. Witt a strategy to conserve the rural character of the Loddon River Valleq (A2) and enhance the landscape of the Arborfield River Terrace (CI) Natural England raises concerns over the impact of this developmen' on the landscape character of area with such sensitivity to change. The Council should therefore have regard to the Landscape Character o. the area in considering whether the impacts are acceptable.

Natural England welcomes the proposed retention of important hedge: and habitats, along with significant buffering zones surrounding boil- the development and key habitat areas, most notably. Winnersh Wooc

Wildlife Heritage Site (WHS)

with regard to the proposed location of the residential development to the east of the Winnersh Relief Road, Natural England note the buffering and boundary qualities this road may provide, if adequately landscaped, to protecting any further encroachment on the surrounding rural nature within both the above Character Areas.

Natural England notes the applicant's slight deviation from Wokingham District Local Plan in terms of housing numbers and location. LPA would need to be satisfied that this deviation will not be to the detriment of the local landscape character or surrounding habitats.

A fundamental part of sustainable development is the need to incorporate landscape considerations into decision-making and LCA can make significant contributions to achievement of sustainable development objectives.

Biodiversity This development has many opportunities to incorporate features into the design which are beneficial to wildlife such as such as those mitigation measures described in section 10.4 of chapter 10 of the ES. The Council should consider securing measures to enhance the biodiversity of the site from the applicant in accordance with Paragraph 14 of PPS9.

The River Loddon is a Wildlife Heritage Site (WHS) and a UKBAP priority habitat. This is in addition to the Winnersh Wood WHS mentioned above. Natural England welcomes the measure of 15m buffer zones around all semi-natural ancient woodlands as a mitigation measure for increased public pressure (section 10.4.10 of ecology chapter) and most notable for Winnersh Wood WHS due to its proximity to the proposed residential scheme. LPA should consult their in-house ecologist as to any likely impact to these designations as a result of the scheme.

Natural England welcomes the formalised incorporation of a Country Park, of 24.4ha, and the biodiversity benefit securing this will provide to both the existing habitat of the Loddon Valley and biodiversity enhancements onsite, in line with PPS9, alongside the green infrastructure qualities this country park further brings. Its proposed location to the south and west of the link road, and an area east of the road at the northern end of the site, is also welcomed.

Hedgerows Whilst Natural England welcomes the proposed retention of significant swathes of important hedgerows and habitats, we would wish to ensure that any loss will not lead to major impacts on priority habitat in that locality. LPA should consult their in-house ecologist as to the likely impact of any loss. Natural England would not want to see a net loss in hedgerows or a reduction in connectivity of key habitats as a result of this proposed scheme.

Natural England would advise that any landscaping/planting schemes use native species of local provenance and that existing wildlife habitat and corridors are retained.

Wildlife Heritage Sites As the application site falls within close proximity to a number of Wildlife Heritage Sites (WHS), sites of county wide impoitance, you should seek further advice from your in-house ecologist andlor local Wildlife Trust in relation to any potential impacts this application may have upon the integrity of the site.

Protected Species Natural England welcomes the submission of the ecological assessments I surveys and recommend that you consult your in-house ecologist with regards to the results of the survey and the appropriateness of the mitigation proposed.

Hydrology Natural England would advise that all schemes and works that may affect the hydrology of the site or surrounding land are conducted in accordance with Environment Agency advice, guidelines and best practice.

Woodland Trust The Woodlands adjacent to the proposed site, Winnersh wood and the wood identified within the Environmental Statement are ancient semi natural woodland which do not appear on the ancient woodland inventory, but which are present on the 1877-1881 Ordinance Survey map.

The ecological buffer zone of 15m is to be placed around the,edge of Winnersh wood, however one is not to be placed around other identified woodland. Although some provisions have been provided for the protection of ancient woodland on site we believe that the 15m of buffer that is to be provided is not adequate for the size of the application. Therefore recommend a minimum buffer of 100m of natural vegetation between Winnersh wood and the development and a 50m buffer of natural vegetation between the other identified woodland and the road which is to be built.

Royal Berkshire Fire Possible requirement for hydrant provision. More details required of and Rescue water mains layout.

Thames Valley No comment on revised scheme Police

REPRESENTATIONS Winnersh Parish The Committee objected to the application on the following grounds: Council

Principle of Development The site has been in the Local Plan or its predecessor for many years, so some form of development is accepted.

Different versions of the flood contours are being used. There is a need to check the information provided against the most recent information. N.B. the flood contours on the EA website are significantly worse than shown in the application Masterplan.

Robust long term maintenance plans are required for the flood mitigation infrastructure - SUDS/swales/culverts. If these cease to be effective then flood mitigation ceases to be effective.

I Access to the Site I

Traffic modelling is inadequate and predicated upon a complete Relief Road. If this proposal is to proceed WBC must make a firm commitment to complete the Relief Road and initiate its own complementary planning application.

The current proposal is adequate as an access road for the site, but inadequate as part of Winnersh Relief Road.

The junction with Lower Earley Way lies within the busy time tail back from the Loddon Bridge roundabout which will lead to longer tail-backs and possible gridlock.

The junction with King Street Lane lies within the busy time tail back from Winnersh crossroads which will lead to longer tail-backs and possible gridlock. The tailback will also adversely impact on the King Street Lane / Mole Road roundabout

There are no safe pedestrian crossing points between the estate and the country park. Traffic islands are not sufficient.

The King Street Lane and Lower Earley Way junctions appear to have no provision at all for pedestrians.

The three estate access junctions will become collision black spots.

The estate junction giving access to the school will become impossible at the start and finish of the school day.

There is no provision for parking for the setting down and picking up of young children at the start and end of the school day.

There is no provision for vehicle parking in the country park. If it is to be termed a country park it must be accessible to all, not just the residents of the new estate.

Confirmation is required on the covenant status of land at 42 King Street Lane and how it may affect the use of the land as a part of the traffic junction structure.

The Estate We recognise that the estate plans are indicative only at this stage but:-

* The layout of the housing provides very limited access to some houses for large vehicles, e.g. waste disposal vehicles, furniture removal lorries.

* Short term vehicle parking will be required near to the school. The current proposal is inadequate.

Emergency vehicle access is inadequate.

Public transport access is inadequate.

Foul water drainage via infrastructure in Greenacres Avenue needs to be re-evaluated. The foul water drains in this area are already exhibiting overload problems. This may also apply to other water supply and drainage infrastructure.

Earley Town Object to the proposal as the development will: Council

Further erode the green gap between Winnersh and Earley, and contribute to these individual parishes losing their own identities.

. Harm to valuable wildlife habitat in an area and character of area;

Introducing further traffic on to the Lower Earley Way would create additional traffic congestion;

Construction of link road in the floodplain will only serve to exacerbate the flooding in the area.

Loddon Valley Objection on the basis that the site is located within a flood area and Residents therefore would result in flooding and drainage issues; Association and Lodden Valley Development is likely to result in flooding and drainage issues in Action Group the area;

Flood modelling information, mapping and data is inaccurate; Onus is on WBC to prove to existing residents that flood risk will not increase (both on and off the site); Would like to see increased work in flood compensation and flood alleviation within the planning application. FRA does not include all sources of flooding - ground water and surface water and these could result in increased flood risk both to existing properties and the new development; Surface water and sewage management - Thames Water has noted to WBC that the planning application does not make it clear how waste water will be disposed of from the development. There are already existing problems in the area with sewage management and planning permission should not be granted for this proposed development until this is addressed fully. WBC should not pass this application until a drainage strategy is drawn up and independent verified that it will be fully effective; No indication on how power will be maintained - loss of power to the development could result in the.failure of pumping stations and other vital infrastructure; Secondary issue with pumped drains in that if the outflow is restricted and the pumps continue to attempt to force water down the drains, manhole covers may lift causing localised flooding - no evidence that this has been considered and eliminated as a flood threat; Water supply - Thames Water has also confirmed that the existing water supply infrastructure has 'insufficient capacity tc meet the additional demands for the proposed development' and wish to impose the following condition - condition needs to be applied before planning permission is granted to ensure that the developer adheres to the requirements; Widening of Lower Earley Way from the junction with the reliei road to the Winnersh Roundabout will is not factored into eithel the FRA or WSP's flood compensation calculations; WSP flood maps do not show the fluvial flooding that occurs or the left hand side of Rushey Way (Sindlesham is behind you; near to where it meets the roundabout - no evidence that this

flooding has been factored into the calculations and modelling; No Bund to protect Lower Earley and Earley; Works will displace water elsewhere and result in flooding; Concerns over culverting streams; Clear span bridges should be provided; WBC must ensure that properties built on the site will be able to g d flood insurance for the lifetime of the houses built there and not just for the year they are built; FRA makes no mention of a maintenance schedule nor who will pay for the assets to be maintained; During times of flood section of Lower Earley Way will flood - result in congestion on other roads; Phasing - no mention of the flood compensation in the phasing of the project - flood compensation should occur first; Bore hole soak-away located on the Hatch Farm site (with access driven through the gardens in Greenacres) - should be factored into the planning application and LVRA seeks re- assurance this this soak-away will remain unaffected by the proposed development; Drainage connections may result in flooding locally; No resources for secondary education - situation for secondary school places within the borough is already an issue; Relief road cannot be deemed as essential infrastructure because the road will not provide an access route during periods of flooding as the proposal is that the route will link onto Lower Earley Way which itself floods as does the Winnersh Roundabout; Access to school during times of flood - concerned about the reliance of the link road for emergency access to and from the site - will mean parents (to west) will have lengthy journey to school to collect children. Also congestion on roads will mean that emergency vehicles will not be able to access this area ol the development.

Letters of representation:

Local Residents: 193 representations have been received objecting to the proposal. A summary of the content of these is listed below. Letters are available to view at the Council offices.

Obiections . Proposal is located within flooding zone and would result in flooding and drainage issues both to the existing residential areas and to the development site itself. Development will only displace water from the existing flood plane to the existing areas down and up stream. Issues have been raised with the flooding information contained within the FRA in terms of its accuracy in a local context -flooding occurs locally and this has not been taken into account. Development will only make the situation worse; Indicative designs not reflective of local character - scale and height; Development would result in increased traffic in the area resulting in congestion and safety issues; New junctions to King Street Lane and Lower Earley Way are not workable; Loss of existing local school at Bearwood; Increased crime;

0 Noise, air and light pollution; Loss of woodland, habitate and trees;

Development proposals would result in overdevelopment of site; Pressure on existing infrastructure (water, sewerage, drainage etc) and services (schools, doctors etc), proposal would only make situation worse; lmpact on local wildlife; Lack of buffers between new development and existing housing; Fume pollution from increased traffic; No indoor recreational facilities Loss of privacy; Loss of farmland.

Local Members: Cllr Prue Bray has raised concerns over flooding, drainage and traffic impacts. Also the fact that the country park area has no parking on its sibe of the road.

Local MP: A letter was previously received from John Redwood MP which related to the previous scheme for 600 houses and raised concerns over the development, in particularly with respect to flooding.

PLANNING POLICY Adopted Core Strategy: CPI, CP2, CP3, CP4, CP5, CP6, CP7, CP8, CP9, CPIO, CP11, CP13 CP14, CP15, CP17

Wokingham Borough Local Plan (saved policies): WCC2 - Green Wedges and Gaps WLL4 - Landscape and New Development WBE4 - Landscape and Planting WBE5 -Trees and New Development, WHE12 - Development affecting sites of archaeological potential WH3 - Housing Development - Identified Sites (PW113) WR4 (B)- Increasing Existing Public Open Space Provision WIC9 - Primary School Provision, South-west Winnersh WT13 (F) - Major Road Schemes

Consultation Draft, Sustainable Design and Construction SPD Wokingham Borough Council Design Guide: Residential Design The councils parking standards as set out within appendix 8 of the Local Plan Wokingham District Council as referred to in para. 4.38 of the adopted Core Strategy

National Policy: PPSl - Delivering Sustainable Development PPS3 - Housing PPS9 - Biodiversity and Geological Conservation PPG13 - Transport PPS 22 -Renewable Energy PPG 24 - Planning and Noise PPG 25 - Flood Risk Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999 (As amended) Circular 02/99 Environmental lmpact Assessment.

The proposal is an outline scheme and therefore issues relating to sustainable construction cannot be explored. However the applicant has made a commitment that the development will seek to achieve at least Code Level 3 of the Code for Sustainable Homes and Code Level 4 for the affordable housing units. Furihermore, the provision of on-site energy generation and to achieve a minimum reduction of 10% of total energy consumption through on-site renewable

I energy generation in accordance with policy.

1. The proposal is for the principal of development of up to 433 residential units with access to be considered and layout, design and landscaping resewed for determination at a later date.

2. Under Core Strategy Policy CP17 (Housing Delivery), the Council is required to provide land for housing. This sets out a provision of between approximately 600 1700 houses per annum. Under the Council's wider strategic requirements, it is committed to providing additional school capacity within the area and the Winnersh Relief Road (Policy CPIO).

3. The site was considered as a reserve housing site by the lnspector at the Local Plan lnquiry (February 2000) and considered suitable and subsequently allocated as a Housing site (PW113) within the Councils Local Plan (Policy WH4).

4. The site is located within a major development location as outlined by Policy CP9 and adjacent the settlement of Winnersh which forms the eastern edge of the site.

5. As the site is partly located within and adjacent to a flood zone, the actual development area comprises less than half of the site area with development located outside of the flood zone. Therefore any development in this location is subject to flbod mitigation measures as agreed by the Environment Agency.

6. The Local Plan lnspector at the lnquiry also recognised the importance of the delivery of the Winnersh Relief Road which would be facilitated by the development. This road will function as an alternative Wokingham 1 Reading route along this transport corridor in times of extreme flooding and forms part of the Council's wider strategic network proposals which will improve traffic conditions within Wokingham. However the road is only acceptable provided that no increased risk of flooding occurs upstream or downstream through displacement of water from the site. As such, flood compensation / mitigation schemes need to be built into any development of the site.

7. When assessing the suitability of the site for development, the lnspector considered that the site is located within a sustainable location due to its proximity to local shops, two railway stations, a bus corridor with regular and frequent services, schools, leisure and employment opportunities within the immediate vicinity.

8. The site is served by transport infrastructure (Winnersh Railway Station and access to the M4 and the local highway network), local shops and services. Overall it is considered that the site represents a sustainable location and is its location directly adjacent to the existing housing developments mean that the site could support a development of the numbers proposed.

9. The Council's Local Plan and Core Strategy sets out that in order for development on this site to be acceptable, the development must provide essential infrastructure namely; Winnersh Relief Road (Phase I ) , Country Park and 1 form entry School, in order to mitigate its own impact. This is due to part of the site (road on the western part of the site) being located within a flood zone and as the site is outside of the existing settlement boundary. Without these strategic benefits the site would not be considered suitable for housing.

10. The illustrative plan submitted with the application demonstrates that a development of this scale can be accommodated on the site successfully and in accordance with the

Councils adopted policies and residential design guide.

11. Therefore, the principle of development in this location is considered acceptable however this does not preclude the need to consider the material planning issues, such as the impact upon environment (trees, ecology, flooding etc), local highway network, design, neighbour amenity and character of the area, some of which will be considered later.

Impact upon the Character of the Wider Area

12. A key aspect of any development in this location is to ensure that the development does not result in significant detrimental impacts to the local area.

13. The applicant was required to undertake an appraisal in which the proposed impact of the development was assessed in terms of its landscape character impact. The appraisal sets out the constraints of the site and the potential impact of the development on the landscape setting and its visual amenity. The assessment establishes the sensitivity of the site and its capacity to accommodate the proposed change of use to residential. The outcome of this assessment indicates that provided adequate landscape mitigation measures are implemented (which would be assessed at reserved matter stage) that the site can accommodate development of this scale.

14. It is considered that the application site, due to its topography, landscape and existing built form adjacent the development site, is relatively contained from a visual perspective, although the proposal would undoubtedly change the landscape character of the site from agricultural land to residential development. The existing housing to the north and east and roads to the south and northwest form a physical and visual boundary to the application site. The proposals would extend the settlement area westwards and whilst the proposals are likely to comprise 2 to 3 storey buildings, these could be located in areas where they would not be overly visually intrusive to the countryside or from external views. Although illustrative, the plans show that the siting of buildings fronting onto the relief road, thereby retaining an active frontage to the road and park would also help to form the boundary with country park and countryside beyond. This is considered a successful design approach.

15. It is considered that screening the development from the existing residential developments adjacent is important to reduce the visual impacts of the development and reduce any potential issues of privacy resulting from the new residential properties. Importantly it is considered that the gap proposed between the development and the boundary means that this can be successfully achieved. These issues will be further explored and assessed at reserved matters stage.

16. It is concluded that as part of this outline application, the applicant has sufficiently demonstrated that the proposal accords with the Council's policies, Residential Desigr Guidance, PPSl and PPS3 at the detailed design stage. Furthermore, the indicative layout, whilst not for formal consideration at this stage, adequately demonstrates hon the density of development across the site can be achieved successfully in this locatior without resulting in significant impact or detriment upon the character or appearance o. the area.

Proposal - Desiqn and Lavout

17. The application proposes the erection of up to 433 new dwellings, on a development site of approximately 12 hectares in area. Development is expected to achieve efficient us€ of land, which should be informed but not driven by the local area character. PPS 1 anc 3 also seeks that development should be high quality design and inclusive resulting ir good places to live.

18. The development area takes into account flooding and has therefore been designed in accordance with flooding guidance detailed in PPS 25 and guidance offered from the Environment Agency. The development also seeks to adhere to PPS 3 which seeks to ensure that new development makes efficient use of development land.

19. Although the actual number I type of units, layout and design will be established at the more detailed reserved matters stage, the current proposal for up to 433 comprises principally four development areas or blocks separated by landscape fingers. The main block, located in the middle of the site, contains the bulk of the housing, school, playing pitches and MUGA. The proposal has an average density of about 36 dwellings per hectare.

20. Although the layout, design and building heights remain indicative at this stage, the applicant has provided an illustrative plan which indicates how the development could look with the lower densities and building heights located on the outer edges of the development and taller buildings and flats located in the middle of the development area. Generally building heights and density would vary across the site, the flatted areas being higher in density and up to three storeys in height, with the dwelling houses being lower in density and are likely to comprise houses of two to two and half storeys in height. The development is likely to comprise a mixture of flats and houses ranging from 1 bed units to 4 bed houses which will be determined at the reserved matters stage.

21. Wokingham Borough is seeking that any new developments should be high quality and sustainable places to live and work. The quality of this scheme is very much dependent on a well thought out and designed scheme at the reserved matters stage as this application does not include design as part of the consideration. This is considered especially important in schemes that include flats in addition to houses as the numbers of units on site are generally higher and private amenity space is more limited. The location of the site, on the periphery of existing development, means that the development provides a good opportunity to establish its own distinctive character which could contribute to the wider area. It is considered that the proposed indicative layout ensures that there is a balanced transition from the existing urban development to the countryside (placing the smaller buildings on the outer edges of the site and on the boundaries with the countryside beyond). The central zone of the development could be where the taller buildings and higher densities are located. The location of the new two form entry school means that it forms the focal building within the site and therefore its design needs to be carefully considered. This transitional arrangement to the building scale and density is considered acceptable In principal.

22. The applicant's indicative layouts suggest that the majority of the new dwellings would be afforded appropriate garden sizes and shared usable amenity provisions where flats would be located. The illustrative plan appears to show that development can achieve the separation distances, garden sizes etc. in accordance with the Council's Residential Design Standards and policy. Furthermore the proposals internal road network should accord with manual for streets guidance. These details would need to be assessed in detail at the reserved matters stage.

23. As advised, key to the development of the site is the provision of the Winnersh Reliet Road, Country Park and School. Therefore it is important to note that fewer units on the site would mean less funding for these strategic infrastructural benefits and could mean that they are less likely to be delivered as they would become financially unviable to construct. Although this is clearly a key driver for development on the site, it is considered that this should not outweigh or compromise the aspiration to provide a scheme which is of excellent design and inclusive and it is considered that the numbers proposed can be delivered successfully without such compromise.

24. In terms of parking provision, the proposal is an outline application, officers are unable to assess parking provision at this time, however the Council would expect the development proposals adhere to current parking standards at the time the reserved matters applications are submitted. The proposed layout demonstrates that satisfactory parking can be accommodated for up to 433.

25. On this basis, the proposal is considered acceptable in principal, subject to a well thought out high quality and inclusive scheme being proposed at reserved matters and controlled by condition.

Strateqic Hiqhwav Issues and Access

26 It should be noted that the delivery of the Winnersh Relief Road (WRR) is an important strategic objective of the Council and is essential as part of the strategic requirements for the borough highway network. Phase 1 of the WRR to be provided as part of this development would effectively deliver a vital piece of highway infrastructure for the area.

27 The proposal comprising a new road that would link King Street Lane Road to Lower Earley Way (WRR - Phase I), running approximately 1.68km in length and has been designed to provide a 7.3 metres wide (two lane) carriageway . A 3.5 metres wide combined footway/cycleway is routed along the northern side of the road. This is an expensive road to construct as it includes a 30 metres span bridge, a 10 metres span bridge together with 9 box culverts and the diversion of existing High Voltage overhead power lines underground.

28 In addition the relief road would provide an alternative route between Winnersh anc Reading when the Showcase junction is closed by floods, accidents or roadworks. li could also help to alleviate rat-running which currently occurs along Mill Lane.

29 As part of the ongoing application assessment, officers have been looking at whai highway infrastructure is required to mitigate the impacts of the development in orde~ prevent detriment to the local highway network (see Traffic Impact).

30 The proposed highway works would incorporate two new accesses off Lower Earle) Way and King Street Lane. The works would also partially extend across King Stree Lane to allow WRR Phase 2 (King Street Lane to Reading Road 1 A329) of the relie road to be developed by the Council in the future.

31 At the western end, the new junction off Lower Earley Way would comprise a signalisec right turn lane and a contribution towards the widening of Lower Earley Way tc Showcase roundabout to provide additional link capacity. The Council is currently (a: part of separate ongoing work) investigating the extent of works needed along thi: corridor to accommodate the additional traffic which will be diverted onto the relief roac as a whole and not merely triggered by the traffic generated by the development itself.

32 Upgrading and provision of the junction at King Street Lane comprises widening works signalisation and new filter lanes on the relief road and King Street Lane. The junctior works also require demolition of No. 44 King Street Lane to accommodate the junction The proposed works will be future proofed and will mean that there is no requirement tc undertaken further upgrade work of the junction in the future to accommodate the Strategic Development Location traffic or Phase 2 of WRR. The Council has requestec that the developer undertake these works as part of the development, instead of simpl! building a junction which does not prejudice Phase 2 works, in order to reduce costs ant inconvenience at a later date. The Phase 2 element of the works should be funded b! the Council. Upon completion of the works, the highway will be adopted by the Council.

33 The proposal also proposes an extensive cycle and footpath network throughout the sitt

highway network within the site will be' constructed in accordance' with Manual for Streets. Details relating to permeability, servicing, refuse and recycling and the internal road network will be assessed in detail at the reserved matters stage.

34 In accordance with Community Infrastructure Levy regulations (CIL 122), the developer can only be expected to undertake works which are reasonable related to and necessary for their development. That is WRR Phase 2 is not required to mitigate the impacts of the development and therefore it would be unreasonable to seek contributions towards this element of the WRR. The Local Plan Inspector also advised that Phase 2 should be funded by the Council.

35 The development will provide strategic benefits to the wider road network, will not significantly impact upon the existing local highway network in terms of congestion and be designed in accordance with Manual for Streets. On this basis, it is considered acceptable.

Traffic Impact

36 The proposal has been modelled using the Wokingham Borough Councils Strategic Traffic Model (WSTM) to assess the impact on the network in the morning peak against the traffic situation with and without the development. Two scenarios have been assessed which assess the Strategic Transport Network in forecast years 2017 and 2026. The WSTM is based on 2010 transport data.

* Scenario A (Reference Case) -without the development in question and without any form of transport intervention associated with the development.

Scenario B - with the development and with transport intervention directly associated with the development. i.e. Winnersh Relief Road (WRR) 'Phase 1' access road to the development, incorporating both the Lower Earley Way signalised junction and King Street Lane junction.

WRR phase 1 consists of the western leg of the WRR between Lower Earley Way North and King St Lane. In approving the Hatch Farm Dairies site redevelopment as apart of the Local Plan process, the Inspector recognised that the HFD development should not be required to fund the eastern leg (from King St Lane to Reading Road).

37 The traffic impact of the development on the strategic road network, including the new junction connections onto Lower Earley Way North and King St Lane together with other junctions, have also been evaluated utilising the developer's spreadsheet model (in the SMA Transport Assessment Report) and the subsequent Model Comparison Report dated November 2010. This supports the view that the modelling work is robust.

38 The results indicate that with the partial WRR (provided as part of the development), Winnersh Crossroads would operate in a way that is no worse than at present without the development. Overall travel time on Reading Road, would improve between Wokingham and the Loddon Bridge (Showcase) gyratory. There would be some additional delays along Lower Earley Way North but this is not at a level to be unacceptable. Mill Lane shows reduced traffic movements with the phase 1 of the WRR.

39 Further interrogation of the WSTM has been undertaken during the summer following meetings with the developer and their highway consultants.

40 The WSTM outputs indicate that with the development and phase 1 of the WRR, Lower

which will appears to show that the development to be permeable both internally and I with the surrounding area and would promotes sustainable transport modes. The

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41 While Lower Earley Way is nearing the point of capacity, volumes of traffic on the A329 Reading Road and Mill Lane have decreased. Indicating that the WRR phase 1 has the ability to accommodate the development traffic as well as acting within its ability as a strategic road, providing an improvement to the local highway network.

42 A S106 contribution is sought towards providing transport improvements to Lower Earley Way. Improvements will include the potential widening of Lower Earley Way between the WRR junction and the Loddon Bridge (Showcase) Gyratory.

43 Based on the outputs from the model, journey times have been generated along a series of local routes, including Lower Earley Way to Winnersh Cross Road via the Loddon Bridge Gyratory I Mill Lane and the WRR (phase 1). No route is worse than without the development.

44 The WSTM also includes a Scenario C which takes into account future development ir the borough based on the Adopted Core Strategy and all associated transpoi- interventions. The 2026 forecast year for Scenario C includes the phase 2 of the WRFi which extends from the King Street Lane junction to the Reading Road ~ 3 2 9 . The delivery of Phase 1 forms part of the HFD development and Phase 2 is to be deliverec by the Council in the future. The WSTM indicates further improvements along the A32: Reading Road and the Winnersh Cross Road junction.

45 To conclude, while the HFD development and phase 1 of the WRR results in capacit) constraints along Lower Earley Way between the WRR junction and Loddon Bridge Gyratory, improvements to capacity are created on the surrounding local highwa) network. The proposed highway works would incorporate two new accesses off Lowel Earley Way and King Street Lane. The works would partially extend across King Stree Lane to allow WRR Phase 2 (King Street Lane to Reading Road A329) of the relief roac to be developed by the Council in the future, with further improvements being created tc both the local and strategic highway network.

46 Along with the delivery of the WRR phase 1, a s106 contribution is to be made t( improvements along Lower Earley Way to provide widening between the WRR junctior and Loddon Bridge Gyratory.

Provision of School

47 The Local Plan site allocation requires the development to provide a new one form entr primary school to mitigate its own impact. Moreover the Council's education team havc identified a shortage of school places locally and therefore require additional pupil place: to ensure there is sufficient capacity remaining locally to meet the requirement to providt school places. The existing schoo1,Bearwood School, is located beyond the souther1 end of the site, the other side of the M4 under pass. Bearwood School is in a poor state has limited capacity and is constrained in terms of expansion opportunities as the mail school building is listed and the site is located next to the countryside and is landlockec On this basis, it was considered that the Hatch Farm site was most appropriate sit1 available to provide increased primary educational capacity within the area.

26. As such, the Council negotiated with the applicant for the provision of a two form entr school on the site, comprising 19,000 sqm and associated play space covering 2.: hectares of the site (Local Plan requirement is for 2 hectares) and therefore a new twl form entry primary school is proposed as part of the development.

27. The new school is intended to replace and expand upon the existing Bearwood Primar

I Earley Way is at the point where volumes of traffic are nearing the roads capacity and where future improvements need to be considered.

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improved facilities, both in educational and sports facilities terms, ovkr the limited expansion opportunities available at the existing school site.

28. On the originally scheme for 600 houses, the proposed new school was located further to the north, however it had to be relocated as it was located within the enlarged flood plain area following new flooding data released on the River Loddon in March 2007.

29. The proposal is that the developer constructs the school, as this would reduce the overall build costs to the public purse for the school. The developer is required to pay for the single form entry school while the Council would make up the payment for the shortfall for the two form entry.

30. The Council has set out the required specification for the school and as such the proposed specification is considered acceptable. This specification and design of the new school would be secured at the reserved matters stage.

31. It should also be noted that the Bearwood School head teacher has expressed strong support for the increased capacity and new facility instead of expanding the existing school.

Drainaqe 1 Floodinq

32. One significant area of concern raised by local residents, is that the site is located within an area liable to flooding. The area of the site, which is prone to flooding, is located primarily to the western part of the site and also to the north of the proposed houses and school. Residents are concerned with the impact the development might have upon the existing nearby developments both down and up stream, in terms of displacement of water and upon drainage. The Council is aware of the history of flooding within the local area and the wider impact that flooding has on the infrastructure, especially the nearby road networks. As such the Council has worked closely with the Environment Agency over the course of the submission and produced a Flood Risk Assessment for the relief road (Hatch Farm Dairies Flood Risk Assessment - Addendum to the SFRA Wokingham Borough Council dated November 2010). (It should be noted that in addition to the applicants FRA, the Council employed WSP to undertake a FRA for the site).

33. Following submission of this application in 2006, the Environment Agency revised its flood guidance and zoning for the area and the applicant was required to reassess the impact these revisions would have upon the development site and area and undertake a revised Flood Risk Assessment, in addition to the Council's Strategic Flood Risk Assessment. The results of which found that the developable site area, that is the areas located outside of the revised flood plain, needed to be reduced. On this basis the proposed development was reduced from over 600 houses to the current proposal.

34. The revision to the proposal means that the area proposed for housing, school and associated playing areas are now located in the area of lowest flood risk. New flood mitigation measures have also been incorporated within the proposals. The new road is the only part of the development located within the flood zone.

35. The development of Winnersh Relief Road in this location is only permissible as it is identified for the provision of strategic infrastructure (subject to adequate flood mitigation). The purpose of the road will provide an alternative route to Reading in times of flood. The FRA produced by WSP advises that the road is required to:

. Ease current traffic congestion in the Winnersh area; The provision of access to services from Wokingham to Reading during flood conditions, not just for the Hatch Farm Dairies site but also for surrounding areas