Outline planning approval is set to be granted for a residential development of 70 houses in Arborfield this week.
A meeting of Wokingham borough council on Wednesday is being asked to approve the plans, submitted by Croudace Homes, Vortal Homes Limited and Falcon Developments (SE) Limited, for land to the north of School Road in Arborfield Cross.
The application is for the proposed residential development of up to 70 dwellings, together with associated access, landscaping, open space and associated works.
The application follows the refusal of a previous scheme for 95 dwellings on a larger site area.
Notes for the meeting said: “The site is located in the countryside, adjacent to the settlement boundary of Arborfield Cross, which is defined as a Limited Development Location.
“The proposal is therefore in conflict with the development plan’s spatial strategy, which seeks to limit development in the countryside.
“However, the council cannot currently demonstrate a five-year supply of deliverable housing sites, with the latest position showing a 1.7-year supply.
“Consequently, the policies most important for determining the application are considered out-of-date, and the “tilted balance” as set out in paragraph 11(d) of the NPPF is engaged.
“This means that permission should be granted unless the adverse impacts of doing so would significantly and demonstrably outweigh the benefits of the scheme.
“The development would result in environmental harm, most notably to the countryside and the Bearwood and Barkham Valued Landscape.
“It would also harm the character of School Road, which is a designated Green Route, and the setting of Arborfield Cross village.
“These harms are afforded significant weight against the proposal.
“Conversely, the scheme would provide substantial social and economic benefits. The delivery of up to 70 new homes, including a policy-compliant 40% provision of affordable housing (up to 28 units), is also afforded significant weight in the context of the housing land supply shortfall.
“Further moderate weight is given to a package of highways and sustainable transport improvements, including a new toucan crossing, contributions to the local bus service, and enhancements to pedestrian and cycle routes.
“The current application has addressed previous reasons for refusal by refocusing the development away from, reducing the quantum of development, removing the eastern field to lessen landscape and heritage impacts, and providing comprehensive ecological surveys and a viable strategy for avoiding and mitigating impacts on the Thames Basin Heaths Special Protection Area.
“It has also now been adequately demonstrated that a policy-compliant design can be achieved on site within the proposed parameters.
In applying the “tilted balance”, it is concluded that while there would be clear environmental harm, this is not considered to meet the required test of significantly and demonstrably outweighing the substantial benefits of delivering much-needed market and affordable housing.
“The application is therefore recommended for approval, subject to conditions and the completion of a Section 106 legal agreement to secure the necessary planning obligations. “
The meeting will take place at the council’s Shute End headquarters at 7pm on Wednesday, July 9.
