Proposed development of a Drive-Through restaurant (Use Class E (a,b) and Sui Generis Hot Food Take Away, Car Parking, enhanced landscaping and Access Arrangements

The Executive Director of Economic Growth and Neighbourhood Services submitted a report on the above application.  An update report was tabled at the meeting which set out clarifications of the suitability, in policy terms, of the location of this retail-type use.  It also explained that the site of the application did not include the concrete cattle trough on Scours Lane which was considered to be a ‘Non-Designated Heritage Asset’. 

At the meeting a verbal update was given to amend the recommended reason for refusal relating to the loss of undesignated open space to include reference to severing the junction between two Green Links, and to add a second reason for refusal relating to the lack of a suitable s106 legal agreement/unilateral undertaking to ensure that the proposed mitigating landscaping and wildlife habitat enhancements would be capable of being delivered and thereafter maintained.

Comments and objections were received and considered.

Kentwood Ward Councillor Glenn Dennis attended the meeting and addressed the Committee on this application.

Resolved –

(1)      That application 220637/FUL be refused for the following reasons:

a)    The proposed development would result in the loss of undesignated open space that has not been previously developed and which currently makes a positive contribution to the character, appearance and environmental quality of the area due to its openness, undeveloped character and green vegetated appearance.  As such the proposed development would be harmful to the character and appearance of the area contrary to Policies CC7 (Design and the Public Realm) and EN8 (Undesignated Open Space) of the Reading Borough Local Plan (2019).  Further, the application site includes the junction of two Green Links, as per Policy EN12 and the development will, by virtue of its location and the nature of the development, fragment these links.  The proposal will therefore not maintain, protect, consolidate, extend or enhance the green network and is therefore contrary to paragraphs 174 and 175 of the NPPF and policies (Biodiversity and the Green Network) of the Reading Borough Local Plan (2019);

b)    The application has failed to demonstrate, via a suitable s106 legal agreement/unilateral undertaking, that the proposed mitigating landscaping and wildlife habitat enhancements as presented in the application would be (capable of being) delivered and thereafter maintained to a suitable standard in order to offset the harm caused to landscaping/trees and to maintain character and appearance of the area to enhance tree coverage and green links.  The application would therefore fail to maintain, protect, consolidate, extend or enhance existing habitats by severing and failing to adequately mitigate the harm to two Green Links as designated on the adopted Reading Borough Local Plan Proposals Map, contrary to Local Plan policies CC9 (Securing Infrastructure), EN12 (Biodiversity and the Green Network) and EN14 (Trees, Hedges and Woodlands) and the Council’s SPD, ‘Planning Obligations under Section 106’ (2015);

(2)      That the Assistant Director of Planning, Transport and Regulatory Services be authorised to finalise the wording of the reasons for refusal.