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Agenda item

Application No. & Parish: 19/01658/FUL - The Rectory, Englefield Road, Theale, Reading

Meeting of Eastern Area Planning Committee, Wednesday, 20th November, 2019 6.30 pm (Item 28.(3))

Proposal:	Erection of single storey building to be used as area office for Oxford Diocese. With parking, landscaping and facilities for the Parochial Church Council and the Rector of the Holy Trinity Church
Location:	The Rectory, Englefield Road, Theale, Reading, Berkshire, RG7 5AS
Applicant:	The Oxford Diocese
Recommendation:	Grant planning permission

Minutes:

The Committee considered a report (Agenda Item 4(2)) concerning Planning Application 19/01658/FUL in respect of the erection of single storey building to be used as an office for the Oxford Diocese. The proposal included parking, landscaping and facilities for the Parochial Church Council and the Rector of the Holy Trinity Church.

Mr Bob Dray, Development Control Team Leader, introduced the report and highlighted the following points:

· The site was accessed from Englefield Road in Theale.

· Councillor Macro had called the site in if approval was recommended as the Parish Council had raised concerns about the impact on the Grade One Listed Church and Grade Two Listed Old Rectory.

· The site was located within the settlement boundary.

· The key consideration fundamentally was the impact on the conservation area and the setting of the surrounding historic buildings.

· Regarding the view of the front of the site, the proposed building would be able to be seen just behind the garage of the Rectory.

· Visibility splays and access had been discussed at the site visit and the Highways Officer was satisfied with this aspect of the application.

· Historic England had been consulted and they concluded that there would be a minor degree of harm caused if the application was approved.

· Public views of the proposed building would be limited.

· It was a statutory duty to give special regard to the desirability of conserving the setting of listed buildings.

· In the view of Planning Officers, the benefits of the scheme outweighed the limited harm to the setting of the surrounding heritage assets that would be caused and therefore approval of the application was recommended.

In accordance with the Council’s Constitution, Mr David Mitchell, agent and Councillor Alan Macro, Ward Member addressed the Committee on this application.

Agent Representation:

Mr Mitchell in addressing the Committee, raised the following points:

· He had provided the surveyor services for the Diocese for 13 years.

· The proposed scheme had changed several times to help it fit in with its surroundings.

· Historic England had been consulted and raised no objection to the scheme.

· The proposed building had been sensitively designed, including the position of the car park and landscaping.

· The car park had been considered very carefully and the access road was safe. As part of the scheme the access road would be widened.

· Plants along the existing boundary would be retained as part of the proposed landscaping and would be enhanced.

· Mr Mitchell had attended the Parish Council meeting regarding the scheme, to address any concerns.

· The Parish Council had been concerned that the scheme was not in keeping with the residential area. Mr Mitchell stated that the site was surrounded by non-residential buildings.

· The Parish Council had raised concern about the design of the proposed building. Mr Mitchell stated that the scheme had been sensitively designed and was only single storey. The view of the building would be very limited.

· The Parish Council had been concerned that the scheme would be overbearing. Mr Mitchell commented that Planning Officers’ viewed the scheme to be of high quality design. Alternative locations had been explored over the past five years however, unfortunately no alternative could be found.

· It was clear at the Parish Council meeting that even if changes were made to the scheme, it would not be supported by the Parish Council.

· Regarding traffic accessing the site, the access from Englefield Road would be widened as part of the scheme.

· Regarding impact on the heritage assets, a lot of work had taken place to keep any harm to a minimum.

· The scheme would provide benefits to the public, was of high quality design and would have no impact on local amenity.

Member Questions to the Agent:

Councillor Geoff Mayes noted the six car parking places that would be included as part of the scheme and asked if those using the church could use these spaces. Mr Mitchell confirmed that the church had its own parking facilities and therefore the six car parking spaces would not be used by those visiting the church.

Councillor Alan Macro asked if facilities provided by the scheme would be available for use by people visiting the church. Mr Mitchell stated that those visiting the church would have access to a meeting room, toilet and kitchen facilities.

Councillor Alan Law noted that other office accommodation had been considered but none had been available. He asked Mr Mitchell to elaborate on this. Mr Mitchell confirmed that the Diocese would not lease office accommodation. Councillor Law noted therefore that they were only looking for office accommodation or land to purchase. Mr Mitchell confirmed that this was correct. He commented that two years previously, two alternative sites had been located but had subsequently fallen through.

Ward Member Representation:

Councillor Macro in addressing the Committee, raised the following points:

· Councillor Macro was disappointed that the Parish Council was not in attendance to address the Committee.

· He agreed with some of the concerns raised by the Parish Council, particularly regarding the proximity of the scheme to listed buildings. The design and proximity to the church was a concern.

· He stated that he would be asking Officers later in the proceedings how far the proposed building would be from the church if approved. He was concerned that he building would not compliment the church and would spoil the view. It did not seem to fit into the setting.

Member Questions to Officers:

Councillor Alan Macro asked Officers what the distance was from the church to where the proposed building would be positioned. Mr Dray measured the plans and confirmed that it was about 10 metres to the boundary and 18 metres approximately between the two buildings.

Mr Dray concluded that the principle of the development and the location was deemed acceptable in the view of Officers.

Debate:

Councillor Macro felt that there were other locations that could have been chosen. There were at least 20 office units available to rent in the area and he was aware that some of the existing school building would soon become redundant and could be made available to the church.

Councillor Jeremy Cottam sympathised regarding the concerns that had been raised however, felt that the facilities that would be provided to the Grade One Listed Church would be extremely beneficial to the community. He therefore proposed that Members accept the Officers recommendation and approve planning permission. Councillor Jo Stewart concurred with Councillor Cottam’s views and felt that the facilities proposed as part of the scheme would be of real benefit to the community. Councillor Stewart therefore seconded the proposal by Councillor Cottam. The Chairman asked the Committee to vote on the proposal by Councillor Cottam, seconded by Councillor Stewart. At the vote the motion was carried.

RESOLVED that the Head of Development and Planning be authorised to grant planning permission subject to the following conditions:

Conditions

1.	Commencement of development The development hereby permitted shall be begun before the expiration of three years from the date of this permission. Reason: To comply with Section 91 of the Town and Country Planning Act 1990 (as amended by Section 51 of the Planning and Compulsory Purchase Act 2004).
2.	Approved plans The development hereby permitted shall be carried out in accordance with the approved plans and documents listed below: · Drawing title “Proposed Site Plan”. Drawing number 18/589/514/003”. Date received 7^th August 2019 · Drawing title “Site Location Plan”. Drawing number 18/589/514/001”. Date received 7^th August 2019 · Drawing title “Proposed Elevations”. Drawing number 18/589/514/005”. Date received 18^th July 2019 · Drawing title “Proposed Floor Plan”. Drawing 18/589/514/004. Date received 18^th July 2019 · Drawing title “Tree Protection Plan”. Drawing number HTS-TPP-01A. Date received 18^th July 2019. Reason: For the avoidance of doubt and in the interest of proper planning.
3.	Materials No works above ground level shall take place until a schedule of the materials to be used in the construction of the external surfaces of the building and hard surfaced areas hereby permitted has been submitted to and approved in writing by the Local Planning Authority. This condition shall apply irrespective of any indications as to these matters which have been detailed in the current application. Samples of the materials shall be made available for inspection on request. Thereafter the development shall be carried out in accordance with the approved materials. Reason: To ensure that the external materials are visually attractive and respond to local character. This condition is imposed in accordance with the National Planning Policy Framework, Policies CS14 and CS19 of the West Berkshire Core Strategy (2006-2026), and Supplementary Planning Document Quality Design (June 2006).
4.	Construction method statement No development shall take place until a Construction Method Statement has been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details. The statement shall provide for: (a) The parking of vehicles of site operatives and visitors; (b) Loading and unloading of plant and materials; (c) Storage of plant and materials used in constructing the development; (d) The erection and maintenance of security hoarding including any decorative displays and facilities for public viewing; (e) Temporary access arrangements to the site, and any temporary hard-standing; (f) Wheel washing facilities; (g) Measures to control dust, dirt, noise, vibrations, odours, surface water run-off, and pests/vermin during construction; (h) A site set-up plan. Thereafter the demolition and construction works shall incorporate and be undertaken in accordance with the approved statement. Reason: To safeguard the amenity of adjoining land uses and occupiers, and in the interests of highway safety. This condition is applied in accordance with the National Planning Policy Framework, Policies CS13 and CS14 of the West Berkshire Core Strategy 2006-2026, and Policies OVS.5, OVS.6 and TRANS.1 of the West Berkshire District Local Plan 1991-2006 (Saved Policies 2007). A pre-commencement condition is required because the CMS must be adhered to during all demolition and construction operations.
5.	Visibility splays before development No development shall take place until visibility splays of 2.4 metres by 43 metres have been provided at the access. The visibility splays shall, thereafter, be kept free of all obstructions to visibility above a height of 0.6 metres above carriageway level. Reason: In the interests of road safety. This condition is applied in accordance with the National Planning Policy Framework (2019) and Policy CS13 of the West Berkshire Core Strategy (2006-2026). A pre-commencement condition is necessary because the access will be used by construction traffic and as such should be provided before development begins.
6.	Parking and turning The building hereby permitted shall not be first occupied until the vehicle parking and turning spaces have been surfaced, marked out and provided in accordance with the approved plans. The parking and turning spaces shall thereafter be kept available for parking (of private motor cars and/or light goods vehicles) at all times. Reason: To ensure the development is provided with adequate parking facilities, in order to reduce the likelihood of roadside parking that would adversely affect road safety and the flow of traffic. This condition is applied in accordance with the National Planning Policy Framework (2019), Policy CS13 of the West Berkshire Core Strategy (2006-2026) and Policy TRANS1 of the West Berkshire District Local Plan 1991-2006 (Saved Policies 2007).
7.	Cycle storage The building hereby permitted shall not be first occupied until the cycle parking has been provided in accordance with the approved drawings and this area shall thereafter be kept available for the parking of cycles at all times. Reason: To ensure the development reduces reliance on private motor vehicles and assists with the parking, storage and security of cycles. This condition is applied in accordance with the National Planning Policy Framework (2019), Policy CS13 of the West Berkshire Core Strategy (2006-2026) and Policy TRANS1 of the West Berkshire District Local Plan 1991-2006 (Saved Policies 2007).
8.	Soft landscaping No development shall take place (including site clearance and any other preparatory works) until a detailed soft landscaping scheme has been submitted to and approved in writing by the Local Planning Authority. The soft landscaping scheme shall include detailed plans, planting and retention schedule, programme of works, and any other supporting information. All soft landscaping works shall be completed in accordance with the approved soft landscaping scheme within the first planting season following completion of building operations / first occupation of the new dwelling (whichever occurs first). Any trees, shrubs, plants or hedges planted in accordance with the approved scheme which are removed, die, or become diseased or become seriously damaged within five years of completion of this completion of the approved soft landscaping scheme shall be replaced within the next planting season by trees, shrubs or hedges of a similar size and species to that originally approved. Reason: A comprehensive soft landscaping scheme is an essential element in the detailed design of the development, is necessary to ensure the development achieves a high standard of design, and to conserve the setting of the adjacent grade I listed church. These details must be approved before the dwellings are occupied because insufficient information has been submitted with the application, and it is necessary to ensure that the scheme is of a high standard. This condition is applied in accordance with the National Planning Policy Framework, Policies CS14, CS17, CS18 and CS19 of the West Berkshire Core Strategy (2006-2026), and Quality Design SPD.
9.	Tree protection Protective fencing shall be implemented and retained intact for the duration of the development in accordance with the tree and landscape protection scheme identified on approved drawing(s) numbered plan HTS-TPP-01A rev: A 04/04/19. Within the fenced areas, there shall be no excavations, storage of materials or machinery, parking of vehicles or fires. Reason: To ensure the enhancement of the development by the retention of existing trees and natural features during the construction phase in accordance with the objectives of the NPPF and Policies CS14, CS18 and CS19 of West Berkshire Core Strategy 2006-2026.
10.	BREEAM The building hereby permitted shall achieve Excellent under BREEAM (or any such equivalent measure of sustainable building construction first agreed in writing with the Local Planning Authority). The building shall not be occupied until a final Certificate has been issued certifying that BREEAM (or any such equivalent measure) rating of Excellent has been achieved for the development, has been issued and a copy has been provided to the Local Planning Authority. Reason: To ensure the development contributes to sustainable construction. This condition is imposed in accordance with the National Planning Policy Framework (2019), Policy CS15 of the West Berkshire Core Strategy (2006-2026) and Supplementary Planning Document Quality Design (June 2006).
11.	Sustainable drainage No development shall take place until details of sustainable drainage measures to manage surface water within the site have been submitted to and approved in writing by the Local Planning Authority. These details shall: a) Incorporate the implementation of Sustainable Drainage methods (SuDS) in accordance with the Non-Statutory Technical Standards for SuDS (March 2015), the SuDS Manual C753 (2015) and West Berkshire Council local standards, particularly the WBC SuDS Supplementary Planning Document December 2018. b) Include and be informed by a ground investigation survey which establishes the soil characteristics, infiltration rate and groundwater levels. c) Include run-off calculations, discharge rates, infiltration and storage capacity calculations for the proposed SuDS measures based on a 1 in 100 year storm +40% for climate change, demonstrating hydraulic connectivity between the various drainage features. d) Ensure any permeable paved areas are designed and constructed in accordance with manufacturers guidelines. e) Include a management and maintenance plan for the lifetime of the development. This plan shall incorporate arrangements for adoption by an appropriate public body or statutory undertaker, management and maintenance by a residents’ management company or any other arrangements to secure the operation of the sustainable drainage scheme throughout its lifetime. f) Include a timetable for implementation. Thereafter, the sustainable drainage measures shall be implemented in accordance with the approved details and timetable The sustainable drainage measures shall be maintained in the approved condition thereafter. Reason: To ensure that surface water will be managed in a sustainable manner; to prevent the increased risk of flooding; to improve and protect water quality, habitat and amenity and ensure future maintenance of the surface water drainage system can be, and is carried out in an appropriate and efficient manner. This condition is applied in accordance with the National Planning Policy Framework, Policy CS16 of the West Berkshire Core Strategy (2006-2026), and Part 4 of Supplementary Planning Document Quality Design (June 2006). A pre-condition is necessary because insufficient detailed information accompanies the application; sustainable drainage measures may require work to be undertaken throughout the construction phase and so it is necessary to approve these details before any development takes place.
12	Hard landscaping The building hereby permitted shall not be first occupied until the hard landscaping of the site has been completed in accordance with a hard landscaping scheme that has first been submitted to and approved in writing by the Local Planning Authority. The hard landscaping scheme shall include details of any boundary treatments (e.g. walls, fences) and hard surfaced areas (e.g. driveways, paths, patios, decking) to be provided as part of the development. Reason: A comprehensive hard landscaping scheme is an essential element in the detailed design of the development, and is therefore necessary to ensure the development achieves a high standard of design. This condition is applied in accordance with the National Planning Policy Framework, Policies CS14 and CS19 of the West Berkshire Core Strategy (2006-2026), and Quality Design SPD.
13.	Permitted development restriction Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) Order 2015 (as amended) (or any order revoking, re-enacting or modifying that Order), no extensions or alterations to the building which would otherwise be permitted by Schedule 2, Part 7, Class F of that Order shall be carried out, without planning permission being granted by the Local Planning Authority on an application made for that purpose. Reason: To prevent the overdevelopment of the site and in the interests of conserving the setting of the surrounding designated heritage assets. This condition is applied in accordance with the National Planning Policy Framework (2019), Policies CS14 and CS19 of the West Berkshire Core Strategy (2006-2026).
14.	Use Class restriction The premises shall be used solely as offices (Use Class B1A) and for no other purpose of the Schedule of the Town and Country Planning (Use Classes) Order 1987 (as amended) (or an order revoking and re-enacting that Order, with or without modification). Reason: Careful consideration has been given to this application for planning permission and any other use may not be acceptable on the site. This condition is imposed in accordance with the National Planning Policy Framework 2019 and Policies, CS13, CS14 and CS19 of the West Berkshire Core Strategy 2006-2026 and Policy TRANS.1 of the West Berkshire District Local Plan Saved Policies 2007.

Supporting documents: